Return on investment is not rent divided by price. This calculator models the cash you actually invest, the cash flow it produces, the equity your mortgage builds, the appreciation you assume and the cost of selling.
Results update as you type.
Real cash you will not recover. The Purchase Cost Calculator works this out precisely.
Leverage magnifies returns in both directions.
Percentage of collected rent.
Try 0% and a negative rate to test the downside.
Applied to the projected sale value.
Over 10 years
Estimated overall ROI
192.37%
AED 934,916 profit on AED 486,000 invested
Annualised return
10.54%
Cash-on-cash return
-3.15%
Annual cash flow
AED -15,325
AED -1,277 / month
Equity at exit
AED 1,627,453
Cash flow is negative on these inputs: you would need to fund AED 1,277 / month yourself. A return that depends entirely on appreciation carries materially more risk.
The link saves your assumptions only — no personal details are included.
Rental cash flow, appreciation and equity built, less the costs of buying and selling.
These components sum exactly to the estimated total profit.
Property value against the equity you hold as the mortgage amortises.
Live inventory near your modelled purchase price.
We will sanity-check your rent and cost assumptions against what comparable units are actually achieving.
This calculator models the total return on a Dubai investment property across your holding period. It accounts for the cash you actually invest, the yearly cash flow after costs and debt service, the equity your mortgage builds through principal repayment, the appreciation you assume, and the cost of selling at the end. It reports cash-on-cash return, total profit, overall ROI and an annualised return derived from the full cash-flow series.
Your down payment plus acquisition costs. This is the denominator for ROI — not the property price, because the mortgage funds the rest.
Effective rent, less operating expenses, less mortgage principal and interest. Negative cash flow is reported as negative rather than hidden; a leveraged property in a low-yield community frequently runs at a monthly deficit.
The property value compounds at your appreciation assumption. The mortgage balance is taken from the amortisation schedule. Selling costs come off the sale value, and the remaining mortgage is repaid from the proceeds.
Total profit is the sum of rental cash flow, capital appreciation and principal repaid, less acquisition and selling costs. That identity is derived rather than asserted, which is why the four sources in the chart always reconcile to the profit figure.
Calculated as the internal rate of return on the full series — the initial outflow, each year’s cash flow, and the final year including net sale proceeds. This is more meaningful than dividing total ROI by the number of years.
Every figure the Investment ROI uses is listed in the “Calculation assumptions” panel above, with its source and the date we last reviewed it.