A rental-yield figure is only as useful as the assumptions behind it. Identify whether it uses asking or achieved rent, which costs are included, and what happens if the property is vacant.
Keep gross yield and net yield separate
For this comparison, gross yield means annual rent divided by the purchase price. Net operating yield means rent after operating costs divided by total acquisition cost. These definitions exclude borrowing costs and tax, which require a separate calculation.
Other presentations may use different denominators or deductions. Ask for the calculation, not only the percentage, before comparing two quoted returns.
A worked example
Illustration only: the following figures are invented to demonstrate the arithmetic. They are not market averages, a property listing, a client result or a forecast for Dubai or Abu Dhabi.
| Item | Amount |
|---|---|
| Purchase price | 1,000,000 |
| Assumed acquisition and preparation costs | 60,000 |
| Total acquisition cost | 1,060,000 |
| Annual rent before vacancy | 80,000 |
| Vacancy allowance | 4,000 |
| Service charges | 12,000 |
| Maintenance, management and re-letting allowance | 6,000 |
| Net operating income | 58,000 |
Gross yield: AED 80,000 ÷ AED 1,000,000 = 8.00%. Net operating yield: AED 58,000 ÷ AED 1,060,000 = 5.47%, rounded to two decimal places.
If the vacancy allowance rises from AED 4,000 to AED 8,000, with the other assumptions unchanged, income falls to AED 54,000 and net operating yield becomes 5.09%. This is a sensitivity check, not an estimate of typical vacancy.
Replace each assumption with evidence
For rent, seek recent agreements for genuinely comparable homes where that information is available and can be shared appropriately. Record differences in size, condition, furnishing, view and lease terms. A verified document can establish authenticity; it does not by itself establish that another property will achieve the same rent.
For Dubai service charges, use the DLD Service Charge Index and the property’s current statements. For Abu Dhabi document checks, ADREC offers verification of tenancy contracts, certificates and Madhmoun permits. Ask for the current ownership-cost information relevant to the actual property.
Add finance and your own circumstances
Loan interest, repayment structure and the cash you have invested change the calculation. Do not compare a cash-on-cash return with an unleveraged property yield as though they measure the same thing. Include any tax obligations relevant to you with appropriate advice.
Use our service charge checklist to examine a Dubai running-cost figure, or discuss your assumptions through our investment advisory service.
Sources & further reading
Sources checked . Written by Firswood Properties.