A property report that can say no.
We take three bearings on the property you are looking at: what homes like it sold for, what they let for, and what the building costs to hold. Where they cross is the answer.
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No, not on these numbers
Net yield of 3.81% is below the Central Bank base rate. At the registered rent the income does not cover the mortgage interest.
- Asking price
- +7.3%
- over the median of 16 registered sales
- Rent expected
- +13.3%
- over the median of 68 registered tenancies
- Service charge
- AED 15,460
- a year, registered for 2026
Asking is not registered.
A portal shows what sellers and landlords hope to get. The Land Department records what buyers paid and what tenants signed for. A report sets the first beside the second.
What is asked, and what was registered: gross yield on a one-bedroom flat
Dubai Sports City
391 sales, 1,632 tenancies
Asked6.14%Registered8.57%Jumeirah Village Circle
1,998 sales, 9,715 tenancies
AskedNot quotedRegistered7.20%Al Furjan
154 sales, 1,018 tenancies
Asked7.19%Registered6.91%Dubai Silicon Oasis
101 sales, 2,771 tenancies
AskedNot quotedRegistered6.67%Business Bay
839 sales, 4,473 tenancies
AskedNot quotedRegistered6.21%Jumeirah Beach Residence
97 sales, 392 tenancies
AskedNot quotedRegistered6.02%Dubai Hills Estate
328 sales, 1,572 tenancies
Asked5.75%Registered6.00%Dubai Creek Harbour
327 sales, 1,534 tenancies
Asked5.80%Registered5.78%Dubai Marina
756 sales, 3,644 tenancies
AskedNot quotedRegistered5.76%Downtown Dubai
500 sales, 2,402 tenancies
Asked4.85%Registered5.61%Palm Jumeirah
145 sales, 613 tenancies
AskedNot quotedRegistered5.04%Mirdif
Asked5.84%RegisteredHeld back
Source: Dubai Land Department, Real Estate Transactions and Rent Contracts (Ejari), open data via Data Dubai, read . Registered: the median rent of new tenancies over the median price of completed one-bedroom flats in the same community, 12 months to 7 October 2026. The sales and tenancies behind each figure are counted under its name. For Mirdif the figure is held back. No reliable registered yield for one-bedroom apartments here: it needs at least 10 registered sales of completed homes and 10 registered tenancies of the same bedroom count in the same place over 12 months.
Source: Bayut area guide, asking prices and asking rents advertised over the last 12 months, read . Asked: the guide’s average asking rent over its average asking price. These are not registered transactions. Asking figures are not quoted for Palm Jumeirah, Business Bay, Jumeirah Village Circle and Jumeirah Beach Residence (the portal’s own yield column disagrees with its price and rent tables); Dubai Silicon Oasis (the row failed a consistency check); Dubai Marina (last read 12 September 2026, so not ranked with the rest).
Both are gross: before the service charge, fees, empty months and finance. A registered yield divides one median by another, so it describes a community and not a property.
What was registered: one flat, set against its own building
The sample report looks at a one-bedroom flat of 870 sq ft in Princess Tower, Dubai Marina, entered at an asking price of AED 1,450,000 and a rent of AED 85,000 a year. Those two figures are an example of ours, not a listing. Everything set against them here was registered.
The asking price a square foot, against 16 registered sales in Princess Tower
The asking price of AED 1,667 per sq ft is in line with registered sale prices of one-bedroom apartments: within the middle half of the 16 registered in Princess Tower in the 12 months to 7 October 2026, and 7.3% above their median of AED 1,554 per sq ft.
Source: Dubai Land Department, Real Estate Transactions, open data via Data Dubai, read . 16 sales, 12 months to 7 October 2026, in AED a sq ft. The bar is the middle half of them; with fewer than twenty sales the tails of the spread are not quoted.
The rent expected a year, against 68 registered new tenancies in Princess Tower
The expected rent of AED 85,000 a year is well above registered new-tenancy rents for one-bedroom apartments: higher than about 90% of the 68 registered in Princess Tower in the 6 months to 8 October 2026, and 13.3% above their median of AED 75,000 a year.
Source: Dubai Land Department, Rent Contracts (Ejari), open data via Data Dubai, read . 68 new tenancies, 6 months to 8 October 2026, in AED a year. The line runs from the rent one in ten fell below to the rent nine in ten fell below; the bar is the middle half. Renewals are counted apart.
What it costs to hold: the building’s own service charge
A calculator that does not know the building has to assume a charge; the example was entered at AED 17.00 a sq ft. A report reads the budget the owners’ association filed. For 2026 it comes to AED 17.77 a sq ft, or AED 15,460 a year for this flat. It was AED 15.33 in 2019. That is 8.8% above the median of AED 16.33 per sq ft across 100 residential buildings in Dubai Marina for 2026.
- 201915.33
- 202014.87
- 202115.87
- 202216.14
- 202316.29
- 202416.62
- 202516.62
- 202617.77
Source: Dubai Land Department, Owners Association Service Charges, open data via Data Dubai, read . Princess Tower, AED a sq ft a year by budget year: the categories the association filed, added up, less its income. Charges that are not levied on floor area, such as a parking bay, are not in the figure.
Contains information originated by the Dubai Land Department and the Dubai Data and Statistics Establishment, obtained from Data Dubai (https://data.dubai) under its Open Data Licence. Every figure is YieldPulse’s own calculation from that information.
YieldPulse is an independent product. It is not produced by, affiliated with, authorised by or endorsed by the Dubai Land Department, the Dubai Data and Statistics Establishment, Data Dubai or the Government of Dubai.
What a report sets out
Nine sections, each a question, in this order. A home bought off plan has a tenth, on when the money is due. Read a sample report
Should you buy it?
The answer first: yes, no, or only on a condition. Each reason, and what would change it.
Is the price right?
The asking price on the spread of registered sales, in the building and around it.
Is the rent realistic?
The rent you expect beside registered tenancies, new lettings and renewals apart.
What does the building really cost to hold?
The service charge the owners’ association filed, year by year, and the yield at that charge.
What does it cost to buy?
Every fee, how it is worked out and where the figure comes from.
What does the loan do to it?
The deposit a bank must ask of you, the payment, and what is left each month as rates move.
What if it goes wrong?
Rent, rate, empty months and price moved one at a time and together, and where the purchase stops working.
What do you walk away with?
A sale in each year to ten, under three scenarios that you set, after the costs of selling.
How this was worked out
Every assumption with its source and date, and what a formal valuation would add.
What a fall in prices would do
The stress test, worked on the same flat: Princess Tower, entered at AED 1,450,000 with a deposit of 20%. How every other figure is worked out.
Several bad turns at once
A report moves each thing singly and then together. A bad year, worked on this flat: rent down 10%, two months empty, rate up one point, prices down 10%.
- Each month, as enteredRent after costs, less the mortgage payment.
- AED 1,682 out
- Each month, in a bad year
- AED 3,730 out
- Sold in year three, after a bad yearUp or down in all on the AED 408,390 put in.
- AED 367,026 out
A figure in brackets is money out. Every case holds prices and rents flat unless it says otherwise, and tests a sale in year three. These are stated tests, not forecasts. The asking price and the rent expected are an example of ours, entered for the sample report. They are not a listing. The registered figures behind the report were read on .
We take no commission and work for no agent.
Most free property tools are paid for by a sale. A portal is paid by the agents who advertise on it. A broker is paid when you buy. We are paid by the reader, and a report costs the same whatever it says.
YieldPulse is built by a chartered surveyor. Who we are and how each figure is sourced.
What we do not do
- List or sell property.
- Take a fee from an agent, a developer, a lender or a broker.
- Forecast prices or rents.
- Call a report a valuation, or advice.
How it works
Three steps. The first two cost nothing and ask for nothing. How each figure is worked out.
Paste the listing link, or type the price and the rent.
A Bayut or Property Finder link fills in what the listing says. Everything else starts from a default that you can see and change.Read the figures.
Net yield, monthly cash flow and the cash you need to complete.Ask for the report.
The registered evidence, the stress test and the verdict, on screen and as a PDF.
What each part costs
- Results on screenNet yield, cash flow and the cash you need. No email is asked.
- Free
- A saved analysis and a one-page PDFWith your email, so that we can send it to you.
- Free
- The premium reportNo subscription. The price, or a free period if one is running, is shown before you ask for a report.
- Priced per report
Questions
A few, answered shortly. All questions
Who pays you?
The reader, and nobody else. We take no commission from an agent, a developer, a lender or a broker, and a report costs the same whatever it says.
That is why the verdict can be no.
Where do the figures come from?
Registered sales, rent contracts and owners’ association service charges are published by the Dubai Land Department through Data Dubai, the emirate’s open-data portal.
Asking figures are always called asking. In a report they are the price and the rent you give us, and they are never counted as evidence. On our pages they are what a portal advertises for an area, with the portal named.
Every figure in a report names its source and the day we read it. A figure that fails our reliability checks does not reach a report.
Does it cover the whole UAE?
The calculator works for a property in any emirate, with a transfer fee for each. Dubai’s and Abu Dhabi’s fees are checked against the registry’s own schedule; the other five are not yet, and the form says so.
The registered evidence is Dubai’s, because Dubai publishes its register as open data. For a property elsewhere the report works the sums on the figures you give it, says what could not be checked, and gives no answer better than a conditional one.
Is a report a valuation?
No. A report sets out what was registered and what is asked, and works the sums. It is not a valuation, a forecast or advice, and it does not replace a lawyer, a lender’s valuer or a survey of the property.
What if prices fall after I buy?
Nobody can tell you whether they will, and we do not forecast.
A report shows what a fall would do to this purchase. It works the same sums again with a lower rent, a higher mortgage rate, an empty flat and a lower sale price, one at a time and together, and shows the point at which the purchase stops working.
What does it cost?
Results on screen are free and we do not ask for your email. A saved analysis and a one-page PDF are free with your email. The premium report is priced per report, with no subscription. The price, or a free period if one is running, is shown before you ask for a report.