What is the minimum property threshold for UAE Golden Visa via real estate?

AED 2,000,000 is the key property threshold, with exact route and documents to be confirmed on the relevant official portal.

How should down payment planning be approached for investment property?

Banks often require 20% to 30% equity for investment properties; higher equity can improve terms and maintaining reserves is prudent.

Which KPI formulas does the calculator display?

The FAQ displays formulas and definitions for Total ROI (After Tax), Annualized ROI (After Tax), IRR/MIRR, Going-In Cap Rate, Cash-on-Cash, Pre-Tax Cash-on-Cash, DSCR, Equity Multiple, and Equity Payback Year.

How are calculation methods summarized in the help section?

The help section summarizes headline KPI math, including after-tax ROI measures, cap rate, cash-on-cash, IRR/MIRR handling, and equity multiple.

When can negative cash flow still be a deliberate investment strategy?

The FAQ notes this can be considered for strong appreciation potential, tax positioning, and strategic locations with durable rental demand.

What financing model notes are included?

The FAQ covers amortizing versus interest-only loans, term versus amortization mismatch and balloon risk, and DSCR context used by lenders.

What are typical UAE purchase fees in Dubai and Abu Dhabi?

Dubai commonly references a 4% DLD transfer fee plus trustee/service partner and additional admin fees, with mortgage registration workflows often cited at 0.25% of mortgage value; Abu Dhabi commonly references 2% registration plus AED 875 e-services, with mortgage-related fees confirmed per transaction type.

What are the main UAE property-residency thresholds?

Dubai investor residence via property is commonly referenced at AED 750,000 and Golden Visa via property at AED 2,000,000, with mortgage-document proof requirements to be confirmed case-by-case.

What is the tax scope of this calculator?

The calculator uses simplified tax assumptions and is not a full tax engine; Germany, Greece, Thailand, UAE, the UK, and the US differ materially, so assumptions should be professionally confirmed.

Which tax and currency feature notes are highlighted?

The help section highlights marginal tax-rate assumptions, depreciation treatment assumptions, inflation-linked expense growth defaults, and multi-currency display support.

What legal disclaimer applies to outputs?

Outputs are scenario estimates, not investment recommendations; legal and tax-sensitive decisions should be confirmed with qualified professionals, including current country-specific rules.

How can this calculator be used from an intellectual-property perspective?

It is provided for personal, non-commercial scenario planning; copying, scraping, redistribution, derivative works, and commercial exploitation require written permission.

Dubai Real Estate ROI Calculator

Data-driven yield estimation for international buyers. Factor in DLD fees, service charges, and 0% tax to find your true return on investment.

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Cash-on-Cash, IRR, Cap Rate, Equity Multiple, total profit
Full tax calculation (depreciation, capital gains, recapture)
Up to 50-year holding period, exit & refinancing scenarios
Comparison of 3 investment models
Sensitivity analysis (± rent, price, interest, vacancy)
Instant PDF exports

United Kingdom · Dubai · Abu Dhabi · Phuket · Bangkok · Pattaya · Samui & globally

Lion & Land Dubai and Abu Dhabi ROI Calculator

Premium Real Estate Investment Analysis

Quick Presets

Applies a baseline scenario. Review inputs and click Calculate ROI.

Easy Mode

Show only essential inputs. Advanced settings stay available any time.

Property & Financing

Scenario Name

Purchase Price (in EUR)

Down Payment (in EUR)

Extra Costs (closing, notary, etc.) (in %)

Capital Improvements (Capex) (in EUR)

Interest Rate (in %)

Loan Term (in full years)

Amortization Years (in full years)

Marginal Tax Rate (in %)

Depreciable Basis (in EUR)

Depreciation Period (in full years)

Base Currency

Base currency for inputs and calculations.

FX Display Conversion

Manual rate to convert results into a display currency.

Income & Costs

Monthly Rent (in EUR)

Rent Increase (per year, in %)

Vacancy Rate (in %)

Inflation Rate (per year, in %)

Detailed Expenses (annual amounts)

Property Taxes (in EUR)

Deductible

Growth Rate (per year, in %)

Insurance (in EUR)

Deductible

Growth Rate (per year, in %)

Maintenance (in EUR)

Deductible

Growth Rate (per year, in %)

Management Fees (in EUR)

Deductible

Growth Rate (per year, in %)

Projection & Sale

Value Increase (per year, in %)

Projection Years (in full years)

Sell After Year (0 = final projection year, in full years)

0 = sell at the end of the projection horizon (final year). Any positive value = model sale in that specific year. Terminal sale value is included in both cases.

Selling Costs (in %)

Capital Gains Tax (in %)

Recapture Tax (in %)

Notes

Total ROI

Annualized ROI

Profit

Results Dashboard

Awaiting input

Total ROI (After Tax)

Net of loan payoff, selling costs & taxes

Tax-effect results assume losses/deductions can offset taxable income; local passive-loss, offset, or carry-forward limits may reduce realized tax savings.

Annualized ROI (After Tax)

CAGR after tax

IRR / MIRR (After Tax)

Includes operating cash flows and net sale proceeds

Cash-on-Cash (After Tax, Year 1)

Year 1 after-tax net cash flow / invested cash

Going-In Cap Rate (Year 1)

Year 1 NOI / Purchase Price

Equity Multiple

Total cash returned / invested cash

Equity Payback Year

Year invested equity is fully recovered

DSCR (Year 1)

Year 1 NOI / Year 1 debt service

Total Profit

Net gain after sale

Value & Cash Flow

Chart appears after calculation

Help & FAQ

How to Use This Estimate

This calculator gives a structured estimate based on your inputs and assumptions. Use it to compare scenarios, not as a final decision memo.

Tax handling is simplified: It is not complete for every jurisdiction, ownership structure, or filing position.
Market outcomes vary: Rents, values, financing terms, and expenses can move differently than projected.
Confirm sensitive items: Get professional tax/legal confirmation before decisions with legal, residency, or tax consequences.

Use this as a practical planning tool, then validate key assumptions with licensed advisors.

Visa & Residency Quick Reference (Last updated: 12 March 2026)

United Arab Emirates

Q: Minimum property value for UAE Golden Visa via real estate?

A: AED 2,000,000 is the key property threshold. Always confirm the exact route and document set on the relevant official portal.

Q: What is the Dubai investor residence threshold via property?

A: AED 750,000 is commonly referenced. Mortgaged cases often require proof of paid amount plus bank NOC/letters.

Q: Are residence category and duration fixed in all cases?

A: Thresholds are clear, but issued category naming, duration, and supporting-document requirements should be confirmed for the exact emirate and case.

Sources: DLD - Investor Residence, DLD - Golden Visa

Metric	Definition / Formula	Notes
Total ROI (After Tax)	(Cumulative CF + net sale proceeds - invested cash) / invested cash	Net sale = sale price × (1 - selling costs) - loan - taxes
Annualized ROI (After Tax)	((1 + Total ROI)^(1/years) - 1)	CAGR
IRR (After Tax)	Discount rate making NPV = 0	Used for conventional cash flows; MIRR may be shown for multiple sign changes or unstable IRR (finance rate = loan interest, reinvestment rate = inflation)
Going-In Cap Rate (Year 1)	Initial NOI / Purchase Price	NOI = rent × 12 × (1-vacancy) - expenses
Cash-on-Cash (After Tax, Year 1)	Year 1 after-tax net CF / invested cash	Uses Year-1 cash flow
Pre-Tax Cash-on-Cash	Year 1 pre-tax cash flow / invested cash	Excludes income tax and tax savings
DSCR (Year 1)	Year 1 NOI / Year 1 debt service	Values above 1.00 = NOI covers debt
Equity Multiple	(Cumulative CF + net proceeds) / invested cash	Total return multiple
Equity Payback Year	First year cumulative cash flow plus, if needed, final net sale proceeds recover invested cash	Earlier years use operating cash flow only; final year may include sale proceeds

Pathway	Threshold	Practical Notes
Dubai investor residence via property	AED 750,000	Mortgaged properties may require at least 50% paid or AED 750,000 paid amount, plus bank NOC / proof.
Golden Visa via property	AED 2,000,000	Mortgaged properties may require proof that AED 2,000,000 has been paid.

This ROI Calculator, including software, source code, logic, formulas, models, methodology, UI, design, text, and documentation, is owned by LION & LAND (L A L Real Estate LLC), Dubai, UAE.

Prohibited Uses

No copying, reproduction, or extraction
No automated access or scraping
No distribution or sublicensing
No modification or derivative works
No reverse engineering
No commercial exploitation without written license

Permitted Use

Personal, non-commercial scenario planning
Sharing the URL (does not transfer IP rights)

Licensing Enquiries

Interested in licensing this calculator? We offer flexible options for embedding on your website, internal deployment within your organization, white-labelling, or commercial use.

Email: info@lionandland.com
Company: L A L Real Estate LLC, Office C-69, 169, Salim Ali Al Mazroua, Al Nahda Second, Dubai, UAE

Contact for Licensing

Enforcement

Legal action: LION & LAND reserves the right to pursue all available legal remedies against infringement or misuse.
Jurisdiction: Disputes shall be governed by the laws of the United Arab Emirates.
Takedown notices: LION & LAND may submit takedown or infringement notices under relevant laws and platform policies.

Legal basis: UAE Federal Decree-Law No. 38 of 2021 • Berne Convention • WIPO Copyright Treaty • TRIPS Agreement

What This Calculator Does

This free Dubai real estate ROI calculator helps international investors model rental yield, capital appreciation, IRR and cash-on-cash return for Dubai property investments. It factors in DLD fees, service charges, financing costs and the UAE’s 0% income tax environment to give you a realistic projection – not a developer brochure number.

Next Steps

Compare with our Rental Property Calculator for side-by-side analysis across markets, or explore all selected markets to see how Dubai compares to Greece, Cyprus, Thailand and the UK. Ready to discuss your specific situation? Book a strategic consultation with our advisory team.

Dubai Real Estate ROI Calculator

Data-driven yield estimation for international buyers. Factor in DLD fees, service charges, and 0% tax to find your true return on investment.

Lion & Land Dubai and Abu Dhabi ROI Calculator

Detailed Expenses (annual amounts)

Results Dashboard

Compare Scenarios

Help & FAQ

How to Use This Estimate

How should I set the down payment?

When does negative cash flow make sense?

ROI Optimization

Dubai (DLD)

Abu Dhabi (TAMM)

Marginal Tax Rate

Depreciation Deduction

Inflation Rate

Currency Selection

Practical Notice

Country-Specific Considerations

Liability Limitations

Prohibited Uses

Permitted Use

Licensing Enquiries

Enforcement

What This Calculator Does

Next Steps