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Buy-to-let calculator (Dubai and Abu Dhabi)
Pick an area and unit type to fill in the median price and size from the last 12 months of registered sales, and an estimated rent. Every number can be edited. The figures are a year-one estimate, computed in your browser.
Results (year one)
| Net operating income (year) | – |
|---|---|
| Net yield (NOI / price + costs) | – |
| Loan | – |
| Mortgage rate | – |
| Monthly payment | – |
| Year-one debt service (interest / principal) | – |
| Cash-on-cash return | – |
| Debt service cover (NOI / debt service) | – |
| Break-even annual rent | – |
If rates move
| 3M EIBOR | Mortgage rate | Monthly payment | Annual cash flow |
|---|
Assumptions and caveats
- Transfer fee: 4% to the Dubai Land Department, 2% in Abu Dhabi. 'Other fixed fees' is a rough allowance for registration, trustee and title-deed charges.
- The maximum loan to value depends on residency, price and whether it is a first home (non-residents are usually limited to 50–60%). Bank margins vary by lender and profile.
- Service charges vary widely by building; for Dubai, the DLD Service Charge Index lists the rate for each building.
- Rent estimates are medians of registered contracts (in Dubai, flats of a similar size) or published averages, not the rent of a particular unit. They include renewals, so they can sit below asking rents for new lets. Off-plan units earn no rent until handover.
- Taxes, currency, selling costs and capital growth are not included. Information only, not investment advice.
Price and size: medians of registered residential sales in the last 12 months (at least 5 per cell). 3M EIBOR: latest fixing (data as of 2026-10-11).
Sources: Dubai Land Department (DLD Open Data; Dubai sales before 2026 via the CC BY 4.0 republication by Dubai Real Estate Data, dubairealestatedata.com), Ejari rent contracts, Abu Dhabi Real Estate Centre (ADREC), FRED, New York Fed, US Treasury. Residential (apartment and villa) sales only; cells with fewer than 5 sales are hidden. Information only, not investment advice.