Real Estate Calculators · Free · No signup
Financial calculators for Dubai real estate.
Mortgage, net yield, rent-vs-buy, Golden Visa eligibility. Pure maths — no logins, no funnels, no hidden data.
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Financial calculators
Mortgage calculator
Annuity · Dubai rate 3.99–5.5% (2026)
Example scenario — replace with your own values. Not a current market benchmark.
Annuity formula. Excludes life insurance (about 0.5% of the loan), valuation (AED 2,500–3,500) and Land Department fees — those sit in the yield calculator.
Net rental yield
Gross vs Net · service charge included
Example scenario — replace with your own values. Not a current market benchmark.
Net yield includes the 4% Land Department fee, the service-partner fee (AED 4,000 for sales from AED 500,000, otherwise AED 2,000), the AED 495 of small fees from the service card, vacancy and 3% for management and minor repairs. Major capex every 7–10 years is excluded. Officially the 4% is split in half — 2% from the seller and 2% from the buyer; this assumes the common practice where the buyer pays it all.
Rent vs Buy
5-year horizon · price growth included
Example scenario — replace with your own values. Not a current market benchmark.
Buying is better by AED 885,831 over 10 yrs · break-even from year 2.
Includes: 4% Land Department fee, trustee and registration AED 6,000, 1.2%/yr maintenance, 3%/yr rent growth and 2% on sale. There is no income or property tax in the UAE. The 3% is our assumption, not the RERA cap: that cap is a sliding scale tied to how far below market the rent sits.
Golden Visa — calculator
The visa threshold is a purchase from 2,000,000 AED. Enter the property price and the amount paid.
Sample calculation: put in your own price and amount paid. The thresholds below are policy constants — check the conditions with the GDRFA before applying.
Eligible for Golden Visa: Yes — ready property from AED 2M.
Dubai Land Department and GDRFA: from AED 2M a ten-year renewable permit is issued. At the same threshold the UAE federal portal states five years for real-estate investment — the official positions diverge, and entitlement in a particular case is confirmed by GDRFA. The visa covers a spouse, children up to 25, parents and domestic staff. DLD · GDRFA · u.ae
How we calculate
Methodology is open. If a formula raises doubts — ask ECOSYSTEM on Telegram.
01What formula is used for the mortgage?
Standard annuity: M = P × [r(1+r)^n] / [(1+r)^n − 1], where P is the loan amount, r is the monthly rate (annual ÷ 12), n is the number of payments.
02Why do gross and net yield differ so much?
Gross is price against annual rent. Net additionally subtracts service charge, vacancy between tenants and management, and spreads one-off purchase costs (the 4 % DLD fee and registration charges) over the holding period. Net is therefore always below gross, and the gap widens with the building's service charge.
03Where does the 3% rent indexation in Rent vs Buy come from?
This is the RERA Rental Index 2024–2026 cap for zones with 5–10% growth — the owner cannot raise rent beyond this.
04What is a realistic price growth assumption?
Conservative long-term scenario — 4–6%/year. For off-plan in premier zones consider 8–12%/year to handover.
05Is a Golden Visa really available from AED 2M?
2000000 AED
06Are taxes included in the calculations?
In the UAE there is no personal income tax, no property tax, no capital gains tax. VAT 5% applies to commercial property, not residential.
07Are these calculators financial advice?
No. These are tools for preliminary assessment. ECOSYSTEM provides individual calculations for your case — free consultation via Telegram.
Need a calculation for your specific property?
ECOSYSTEM will prepare an individual financial plan: mortgage for your residency, actual area yield, tax model for your jurisdiction.
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