The formula
Net yield = (annual income − service charge − management − insurance − void allowance) ÷ (purchase price + 4% DLD + 2% agency). For The Valley by Emaar that starts from AED 85,000 income against a AED 1,053,000 purchase, or AED 103,521 if hosted short-term.
Add appreciation
Total return is yield plus capital growth. The Valley by Emaar 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 Valley by Emaar at a glance
The Valley by Emaar is an emerging Emaar townhouse community on the Dubai–Al Ain corridor. Buying sits at AED 1,350 per sqft — roughly AED 1,053,000 for a standard one-bedroom — while long-term tenants pay about AED 85,000 a year. Hosted as a licensed holiday home, the same unit averages AED 489 a night at 58% occupancy, around AED 103,521 gross. Owners on our managed programme average AED 142,859 — a 38% uplift.