The formula
Net yield = (annual income − service charge − management − insurance − void allowance) ÷ (purchase price + 4% DLD + 2% agency). For Bluewaters Island that starts from AED 175,000 income against a AED 2,652,000 purchase, or AED 319,773 if hosted short-term.
Add appreciation
Total return is yield plus capital growth. Bluewaters Island has tracked Dubai's broader appreciation cycle; model a conservative 4–7% a year over a five-year hold and stress-test at zero.
Bluewaters Island at a glance
Bluewaters Island is an island of sea-view residences wrapped around Ain Dubai. Buying sits at AED 3,400 per sqft — roughly AED 2,652,000 for a standard one-bedroom — while long-term tenants pay about AED 175,000 a year. Hosted as a licensed holiday home, the same unit averages AED 1,007 a night at 87% occupancy, around AED 319,773 gross. Owners on our managed programme average AED 441,287 — a 38% uplift.
