For Sale
AED 1,150,000
Apartment for Sale Urgent Sale | Private Pool | Below Original Price
Dubai
Photo: Robert Bock / Unsplash
Services
Investment advisory for Dubai property
Yield, capital growth, financing and how to hold it, worked through on real numbers rather than a brochure.
What we work through with you
The questions that decide whether a purchase is a good investment, in the order they should be asked.
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Objectives and horizon
Income, growth, a residence visa, a future home, or a mix. The answer changes the community, the unit and the financing.
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Yield analysis
Gross yield, then net yield after service charges, management, maintenance, insurance and realistic void periods, so the number means something.
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Community selection
Where the supply pipeline, the handover schedule and tenant demand actually point, community by community.
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Ready or off plan
Rental income now against a payment plan and a handover date, with the escrow and resale rules explained.
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Financing
Whether to borrow at all, how much, and what leverage does to the return on your own money.
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Golden Visa
The AED 2 million threshold, what qualifies, and how to structure a purchase that also secures the visa.
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Holding and management
Long term, short term or a mix, and what each costs to run.
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Exit planning
The holding period, the transaction costs on sale, and the conditions under which selling is the right call.
What the numbers need to include
A gross yield is the annual rent divided by the price. It is the number in every advert and it is not the return. The return is what is left after:
- Service charges, set per building by the owners’ association and charged per square foot each year. They vary widely between buildings in the same community and they are the single biggest gap between gross and net.
- Management, if you are not going to deal with the tenant yourself.
- Maintenance, which is the landlord’s responsibility by law for anything beyond minor repairs.
- Void periods between tenancies, and the letting fee each time a new tenant is found.
- Purchase costs of roughly 7% to 8% of the price, spread across the years you hold the property.
Worked through properly, two units with the same gross yield can be a percentage point or more apart on net. That is the work we do before you commit to either.
Tax
Dubai has no annual property tax, no capital gains tax on a sale and no income tax on rent for individuals. The transaction costs are the 4% Land Department transfer fee on purchase and the agency commission, and 5% VAT applies to the commission and to commercial property, but not to residential sales or residential rent. What your home country taxes on foreign property income is a separate question, and one to ask an adviser there.
Ready or off plan
A ready unit earns rent from the first month and its running costs are known. An off-plan unit is bought on a payment plan, earns nothing until handover, and carries the risk that the market or the delivery date moves in the meantime, in exchange for a lower entry price and no maintenance during construction. Payments go into a developer escrow account regulated under Law 8 of 2007 and the purchase is registered through Oqood, so the money is protected; the timing is the risk. Reselling before handover needs the developer’s NOC and usually a minimum proportion of the price already paid.
Golden Visa
Property worth AED 2 million or more qualifies the owner to apply for a ten-year renewable residence visa. Since 2022 the property may be mortgaged, and off-plan purchases from approved developers qualify. If the visa is part of the objective, the purchase should be structured with that threshold in mind from the start.
How we work
We are a brokerage, not a fund. We earn a commission when a property is bought or sold, and we say so. The advice is the analysis above, applied to your objectives, with the numbers shown rather than asserted. If the right answer for you is to wait, or to buy something we do not have listed, that is the answer you will get.
How we work through it
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Objectives
Income, growth, a visa, a future home, or a mix, and the horizon you are working to.
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Budget and financing
Cash and borrowing, the purchase costs, and what leverage does to the return on your own money.
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Shortlist
Communities and buildings that fit, with the supply pipeline and the tenant demand for each.
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The numbers
Gross to net yield for each option, side by side, with the assumptions written down.
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Acquisition
The offer, the finance and the transfer, handled by the same team.
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Review
The rent, the running costs and the market, revisited each year against the plan.
Frequently asked questions
What rental yield can I expect in Dubai?
The major consultancies and portals put gross residential yields in Dubai at roughly 6% to 8% across the city, with smaller apartments in affordable and mid-market communities often reaching 7% to 9% and prime villas nearer 4.5% to 6%. Net yield, after service charges and running costs, is lower and is the figure to compare on. We work it out for the specific unit rather than quoting an average.
Should I buy ready or off plan?
Ready if you want income now and known costs; off plan if you can wait for handover and want a lower entry price and a payment plan. The escrow rules protect the money; the delivery date and the market at handover are the risk.
Is there tax on property in Dubai?
No annual property tax, no capital gains tax and no income tax on rent for individuals. The 4% Land Department transfer fee is the main transaction cost, and 5% VAT applies to agency commission and to commercial property but not to residential sales or rent. Your home country may tax the income; ask an adviser there.
Can a foreigner buy property in Dubai?
Yes. Foreign nationals can buy freehold property in the areas designated for it, which cover most of the communities investors look at, and the title deed is issued in the buyer's name.
How much do I need to invest for a Golden Visa?
Property worth AED 2 million or more. Since 2022 the property may be mortgaged and off-plan purchases from approved developers qualify. The visa is for ten years and is renewable while the property is held.
What are the ongoing costs of owning a rental property?
Service charges, maintenance, management if you use it, insurance, and the letting fee and void period each time the tenant changes. The tenant pays DEWA and the housing fee on the utility bill.
Should I buy with a mortgage?
Borrowing raises the return on your own money when the net yield exceeds the mortgage rate, and lowers it when it does not. It also changes the cash flow and adds registration and insurance costs. We show both cases side by side.
How do I sell later?
Through the same process as any Dubai sale: valuation, marketing, Form F, developer NOC and transfer at a trustee office. Plan for the agency commission on sale and, if the property is tenanted, for the tenant's rights on notice.
Other services
All services- Conveyancing From a signed Form F to a title deed in your name: the developer NOC, the mortgage paperwork, the manager's cheques and the transfer appointment, coordinated so the day at the trustee office is a formality.
- Long term leasing Annual lettings for landlords and tenants: valuation, marketing, screening, contract and Ejari, done properly the first time.
- Mortgages Independent advice across the UAE's lenders: what you can borrow, which bank fits your situation, and a pre-approval in hand before you start viewing.
- Property Management Tenant sourcing, rent collection, maintenance and monthly statements, handled end to end. Owning a Dubai property should not depend on being in Dubai.
- Short term leasing A licensed holiday home, listed on the major platforms and looked after between every stay, with the permit, the guests and the Tourism Dirham handled.
Talk through an investment
Tell us your budget, whether income or growth matters more, and whether a residence visa is part of the plan. We will come back with a shortlist and the numbers behind it.
Call +971 4 569 3020
Email info@housess.ae
Numbers first, then the property
The gross yield is in the advert. The net yield, the costs and the exit are the conversation.