Emanuel RendasIndependent property advisor in Dubai · 04 / 05

Model a purchase, net of costs.

Set a price, a size, a rent and a service charge. The model takes off purchase costs and service charges and shows what is left. It is a model built on your inputs, not a forecast.

Exhibit 3 · Your purchaseModel · your inputs

What would this purchase cost me, and what is left of the rent?

The starting figures are an example, not a market yield. Set your own.

Start from
AED 1.5M$4,084,411 USDAED 50.0M+
Meets the AED 2M property route
Golden Visa eligibility is confirmed per case
Purchase costs
DLD transfer fee (4%)AED 600,000
Agency commission (2%)AED 300,000
Trustee office feeAED 4,200
Total outlayAED 15,904,200

Purchase costs add AED 904,200, 6.0% on top of the price.

Income, after service charges
RentAED 540,000 / yr
Service charges-AED 39,600 / yr
Income after service chargesAED 500,400 / yr

Service charges take 7.3% of the rent you entered.

Yield after service charges3.34%
Gross, before charges3.60%
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Assumes the rent you enter is collected for twelve months with no vacancy, and excludes mortgage costs, maintenance and furnishing. Fees reflect the rates most commonly charged and are confirmed per transaction.

Source
Your inputs
Fee rates
The rates most commonly charged, confirmed per transaction
Metric
Total outlay is the price plus purchase costs. Income after service charges is the rent you enter minus service charges. Yield after service charges is this income divided by the price. Vacancy, maintenance, management, finance and other operating costs are not deducted. Inputs are assumptions you enter, not DLD market quotes.
Last update
Live, as you move the controls
Classification
Model on your inputs, not market data
More investment tools
The Instruments

Run your own numbers
before we ever speak.

Four working tools I use with clients daily. Indicative figures — the precise analysis happens inside a mandate.

The Asset
Leverage
Horizon & Assumptions

Appreciation is the assumption that drives everything. The three scenarios opposite stress-test your figure at minus three points and plus three points — because no forecast should be presented as a single number.

Downside
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Total return
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Your assumption
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Total return
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Upside
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Total return
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Total cash required
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Net cash flow / year
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Cash-on-cash return
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IRR at exit
Acquisition & Exit — your assumption
Down payment—
DLD transfer fee (4%)—
Agency commission (2%)—
Mortgage registration (0.25%)—
Total cash in—
Annual mortgage payments—
Projected value at exit—
Loan balance at exit—
Selling cost (2%)—
Net proceeds—

Estimator, not a lender quotation. LTV options above are the UAE Central Bank caps, not bank preferences — 60% is the ceiling on any investment or second property regardless of price, and 50% on off-plan. The top bands apply only to a first home under AED 5M, and split by nationality — 75% for expatriate residents, 80% for UAE nationals; above AED 5M it is 65% and 70%. Non-residents sit at 50% off-plan and up to 65% ready, with most banks pricing 50–60%. Rate ranges here are indicative, not quotations: around 3.75% is a headline for salary-transfer residents, while investors and non-residents have priced roughly 4.49% to 6.2%. Banks reprice against the UAE Central Bank base rate and against your own profile, so a real offer may sit outside this range in either direction. Only a lender can quote you. Early settlement is capped by regulation at 1% of outstanding balance or AED 10,000, whichever is lower. Verified 5 August 2026.

6.0% per year
Indicative Performance
Gross yield—
Net yield—
Monthly net income—
Projected value · 5 years—
Total 5-year return—

Excludes purchase costs (≈6–8%) and assumes stable occupancy. A mandate analysis models both precisely.

The 10-year UAE Golden Visa requires property value of AED 2,000,000 or above. Eligibility rules evolve — I confirm the current position for every client before purchase.

Eligibility Check
Enter your figures
The check updates instantly.
Visa duration10 years
Family includedSpouse & children

Rates verified 4 August 2026. AED/USD is the fixed UAE Central Bank peg. EUR and GBP are derived from European Central Bank reference rates, published once per working day. On large transfers an FX specialist typically saves AED 30,000–80,000 against a retail bank — I introduce clients to ours.

Converted
AED—
USD—
EUR indicative—
GBP indicative—
1 · What is this capital being asked to do?
2 · What allocation are you considering?
3 · What is your timeline?
4 · Have you purchased in Dubai before?
Your Reading
Answer the four questions
A short, honest reading — not a sales score.
Short-Term Rental & Yield Arbitrage

The spread between gross
and net is the entire decision.

Licensed holiday-home operation raises gross revenue materially above a twelve-month tenancy. It also introduces roughly eight lines of cost that an annual lease does not carry. Underwritten properly, the arbitrage is real in specific micro-locations and negative in others. Verified against DET fee schedules and published operator benchmarks, August 2026.

Pillar A

Yield arbitrage & dynamic pricing

A twelve-month tenancy fixes your rate for a year. Holiday-home operation reprices nightly against demand — peak season October to April, event-driven spikes, and a summer trough where rates fall 30–45%.

The arbitrage is RevPAR, not headline nightly rate. A high ADR at 55% occupancy underperforms a moderate ADR at 80%. Underwrite the product, never the peak-season screenshot.

Pillar B

Cost friction & operator selection

Operator management runs 15–20% of booking revenue, plus 5% VAT on that fee. Add Tourism Dirham at AED 10–20 per night, 7% municipality fee, utilities and connectivity, consumables, and furnishing capex amortised across three to five years.

Service charges of AED 10–30 per sqft for apartments, higher in branded towers, apply identically under both models — but they consume a far larger share of a thin net. In a high-charge Downtown tower, net can sit 2–3 points below gross.

Pillar C

Dual-exit flexibility

A holiday-home unit is never locked. It can revert to twelve-month tenancy at the end of any booking, absorb personal occupancy in a chosen window, or be sold furnished to a buyer who wants the operating income intact.

That optionality carries measurable value in a market where HOA bylaws in many buildings prohibit short-let entirely. Confirm the building permits it before you place capital, not after.

The Asset
Long-Term Model
Short-Term Model

Summer trough is modelled automatically: five months at 62% of peak ADR, consistent with published Dubai seasonality of 30–45% off-peak discounting.

Dynamic STR Yieldannual
Arbitrage verdict
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Fee inputs from DET schedules: AED 1,520 one-time registration, AED 370–1,270 annual unit permit by bedroom count, Tourism Dirham AED 10–20 per occupied night, 7% municipality fee, 5% VAT on operator services. Occupancy, ADR and furnishing capex are your inputs, not my claims — the model computes on what you enter. The 7% municipality fee is guest-borne under standard operator structures and is excluded here — confirm the treatment in your operator agreement, as it moves net by roughly 70bps. Operating without a permit carries fines from AED 5,000, escalating to AED 100,000 with delisting.

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