The formula
Net yield = (annual income − service charge − management − insurance − void allowance) ÷ (purchase price + 4% DLD + 2% agency). For Dubai Hills Estate that starts from AED 105,000 income against a AED 1,560,000 purchase, or AED 154,322 if hosted short-term.
Add appreciation
Total return is yield plus capital growth. Dubai Hills Estate has tracked Dubai's broader appreciation cycle; model a conservative 4–7% a year over a five-year hold and stress-test at zero.
Dubai Hills Estate at a glance
Dubai Hills Estate is a golf-course master community built for families and long-term tenants. Buying sits at AED 2,000 per sqft — roughly AED 1,560,000 for a standard one-bedroom — while long-term tenants pay about AED 105,000 a year. Hosted as a licensed holiday home, the same unit averages AED 604 a night at 70% occupancy, around AED 154,322 gross. Owners on our managed programme average AED 212,964 — a 38% uplift.
