Returns
What a home here has returned, and what your scenario returns
The rent yield for one size of home in one area, worked out from recorded new lets and completed sales, and what all ready homes in the area did per square foot year by year, every figure with its source and the number of sales or contracts behind it. Then a scenario you set — bought with cash, let at the typical rent on record, sold after the years you choose — and the rate it returns on the money put in.
Measured · Jumeirah Village Circle · from the register
Yield before costs today
7.2%
rent a year over price
Yield after service charge
6.0%
before empty weeks and maintenance
The typical new-let rent for this size (10,060 contracts, Oct 2025 – Sep 2026) divided by the typical completed-sale price for this size (2,412 sales, Oct 2025 – Sep 2026) . Two typical figures from two different sets of homes, not the rent any one home earned on its own price.
What ready homes here did, per sqft, year by year
Change in the typical ready-home price per sqft against the year before, all sizes in the area, apartments and villas together; a year appears only when it and the year before each have at least 100 completed sales. Largest rise 2021 +26% on 1,683 sales; largest fall 2020 -15% on 791 sales. From AED 763/sqft in 2011 to AED 1,284/sqft in 2025: +68% over 14 years, about +3.8% a year. A shift in the typical price of what sold, not a return any home earned, and not a forecast.
Your scenario · cash purchase · 5 years · +0.0% a year on the home
+4.1%
a year on the AED 1.07M put in — AED 1M for the home and AED 65.7K in fees — let at AED 72K a year after AED 12.44K in service charge, sold after 5 years at AED 1M less agency.
The same purchase across price scenarios
At +0.0% a year on the home: +4.1% a year on the cash put in. Rate on the cash put in, a year, for each price scenario. Bars clipped at −40% and +60%.
Bought with a loan the rate on the cash put in moves further either way. The same home and area with a mortgage.
Assumptionsprice AED 1M · rent AED 72K a year · service AED 12.44K · exit 2%
Every cost left at zero here — empty weeks, maintenance, letting fees — is a cost of owning, so the rate above is overstated by each one until it is counted. Fees on day one: DLD transfer 4% (DLD) · agency 2% (agent) · trustee AED 4,200 typical (trustee office) · NOC AED 1,500 typical (developer).
Ledger · what went in and what came out
- Cash in on day oneprice plus every fee
- AED 1,065,700
- Fees on day one
- AED 65,700
- Rent after costs, year oneafter empty weeks, maintenance and service charge
- AED 59,564
- Rent after costs over 5 yearsheld flat
- AED 297,820
- Sale after 5 yearsat +0.0% a year — your scenario
- AED 1,000,000
- Agency on sale
- AED 20,000
- Total gain over 5 yearssale less agency, plus every year's rent after costs, less cash in
- AED 212,120
- Rate on the cash put in, a yearthe yearly rate those cash flows work out to (the internal rate of return)
- +4.1%
A scenario worked out from typical recorded prices and rents and the figures you set. Not a quote, a valuation of any home, or advice; Keyva is not a bank, broker or adviser and is not affiliated with DLD or RERA. As of 11 October 2026. Where the numbers come from.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Dubai Land Department · rent contracts Ejari (Dubai's rent registration system) contracts · agreed rents, not advertised ones. File dated 10 Oct 2026 · synced 11 Oct 2026.
The same home and area, other questions
- Buying with cash or with a loan — the same purchase with a mortgage, and what borrowing does to the rate.
- Rent or buy — the net cost of owning against renting over the years you would stay.
- Compare areas — ready and off-plan kept apart, eight quarters of prices.