The formula
Net yield = (annual income − service charge − management − insurance − void allowance) ÷ (purchase price + 4% DLD + 2% agency). For The Greens that starts from AED 92,000 income against a AED 1,365,000 purchase, or AED 137,090 if hosted short-term.
Add appreciation
Total return is yield plus capital growth. The Greens has tracked Dubai's broader appreciation cycle; model a conservative 4–7% a year over a five-year hold and stress-test at zero.
The Greens at a glance
The Greens is low-rise garden apartments beside Emirates Golf Club and the metro. Buying sits at AED 1,750 per sqft — roughly AED 1,365,000 for a standard one-bedroom — while long-term tenants pay about AED 92,000 a year. Hosted as a licensed holiday home, the same unit averages AED 529 a night at 71% occupancy, around AED 137,090 gross. Owners on our managed programme average AED 189,185 — a 38% uplift.