Every Dubai listing quotes a gross yield. Almost none of them quote the number you will actually bank. The gap is not usually dishonesty — it is that gross yield is a simple calculation and net yield is not.
We ran the numbers across three communities using twelve months of realised rents and the actual service charges billed, rather than the developer's projections. The spread between advertised and realised was between 0.8 and 2.1 percentage points.
Where the money goes
Four costs account for nearly all of the difference, and only one of them is visible on a listing page.
Service charge
AED 12–28 per ft² depending on building age and amenity load. On an older tower this alone can take a full point off yield.
Vacancy between tenancies
Budget three to six weeks per turnover in most communities. Assume annual turnover unless you have evidence otherwise.
Management and leasing fees
5% management plus 5% leasing commission is standard. If you are overseas, this is not optional.
Maintenance and refresh
A full repaint and appliance refresh every four to five years to stay at market rent. Roughly one month's rent per year, amortised.
A 7% gross yield with a 28 per foot service charge is a 4.9% net yield. That is a different investment.
The three communities
Advertised gross against our realised net, twelve months to February 2026.
| Community | Adv.Advertised | Real.Realised |
|---|---|---|
| Jumeirah Village Circle | 8.2% | 6.1% |
| Dubai Marina | 6.4% | 5.0% |
| Dubai Hills Estate | 5.6% | 4.8% |
The pattern is consistent: the higher the advertised yield, the wider the gap. High-yield communities carry high service charges, faster tenant turnover and more competition on rent renewal. The communities with modest advertised yields tend to deliver closer to what they promise.
None of this makes JVC a bad buy. A realised 6.1% is a good return. But if you modelled 8.2% and borrowed against it, you have a problem that will not show up until year two.
What to ask before you buy
Ask for the actual service charge invoice from the last billing cycle, not the projected figure. Ask what the unit rented for last year, not what comparable units are listed at. Ask how long the previous tenancy ran. Three questions, and most of the gap disappears from your model.