Returns
What a home here has returned, and what your scenario returns
Yield for one size of home in one area, measured from registered 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 sample. Then a scenario you set — bought with cash, let at the register's rent, sold after the years you choose — and the rate it returns on the money put in.
Measured · Jumeirah Village Circle · from the register
Gross yield today
7.3%
rent a year over price
Net of service charge
6.2%
before empty weeks and maintenance
Median new let of this size (9,754 contracts, Sept 2025 – Aug 2026) over the median completed sale of this size (2,452 sales, Sept 2025 – Aug 2026). Two medians of two populations, not the rent any one home earned on its own price.
What ready homes here did, per sqft, year by year
Change in the median ready price per sqft against the year before, all sizes in the area, apartments and villas together; a year prints only when it and the year before each hold at least 100 completed sales. Largest rise 2021 +26% on 1,683 sales; largest fall 2020 -15% on 790 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 median 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
+4.3%
a year on the AED 1.07M put in — AED 1M for the home and AED 65.7K in fees — let at AED 73K a year after AED 11.29K 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: +4.3% 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 cell with a mortgage.
Assumptionsprice AED 1M · rent AED 73K a year · service AED 11.29K · 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 61,714
- Rent after costs over 5 yearsheld flat
- AED 308,570
- 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 222,870
- Rate on the cash put in, a yearthe internal rate of return of those flows
- +4.3%
Scenario arithmetic on registered medians and 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 12 September 2026. Floors and method.
The same cell, 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.