---
title: "UAE property ROI & mortgage calculator"
description: "Model a UAE rental investment in seconds. Every number is an estimate computed in your browser from the inputs you enter; one-off fees start from typical Dubai values and can be edited."
canonical: "https://uae.data.evoost.ai/tools/roi-calculator"
last_updated: "2026-10-25"
---

# UAE property ROI & mortgage calculator

Model a UAE rental investment in seconds. Every number is an estimate computed in your browser from the inputs you enter; one-off fees start from typical Dubai values and can be edited.

Open the interactive calculator at https://uae.data.evoost.ai/tools/roi-calculator. Inputs are kept in the URL, so a link reopens the same scenario (for example https://uae.data.evoost.ai/tools/roi-calculator?price=2000000&rent=130000&down=25).

## Inputs and typical defaults

- Purchase price (`price`, AED) and expected annual rent (`rent`, AED)
- Down payment (`down`): 20% (100 = cash purchase); interest rate (`rate`): 4.5%; term (`term`): 25 years
- Service charges (`sc`, AED/year), vacancy (`vac`): 5%, maintenance (`maint`): 5% of rent
- DLD transfer fee (`dld`): 4% of price; agency fee (`agency`): 2% + 5% VAT (`vat`); mortgage registration (`reg`): 0.25% of the loan; trustee / admin fees (`trustee`): AED 4,200
- Annual price change for the projection (`appr`): 0% by default

## How it is calculated

- **Monthly mortgage payment**: Standard amortizing loan: P × r / (1 − (1 + r)^−n), with r the monthly rate and n the number of monthly payments (P / n at 0%).
- **Upfront cash**: Down payment + DLD transfer fee (% of price) + agency fee (% of price) + VAT on the agency fee + mortgage registration (% of the loan) + trustee / admin fees.
- **Gross yield**: Expected annual rent / purchase price.
- **Net yield**: Annual rent after vacancy, minus service charges and maintenance (% of rent), divided by the purchase price.
- **Cash flow**: Net rent minus 12 mortgage payments; monthly cash flow is one twelfth of it.
- **Cash-on-cash return**: Annual cash flow / upfront cash.
- **Break-even rent**: The annual rent at which cash flow is zero: (service charges + annual mortgage payments) / (1 − vacancy − maintenance).
- **10-year projection**: Equity = property value (with an optional yearly price change, 0% by default) minus the outstanding loan; cumulative cash flow holds rent and costs flat.

## With real market data

Signed-in users on the Starter plan or above can prefill the expected rent from the median asking rent of comparable listings (area, property type and bedrooms) from the UAE Data yields endpoint.

Estimates only. The calculator excludes tax, selling costs, rent growth and interest-rate resets, and is not financial, legal or investment advice. Fees vary by emirate, developer and lender.