Calculation toolThe real numbers.
The real numbers.
Before you sign.
An interactive model showing IRR, breakeven, and cumulative cashflow on a specific investment scenario. Tune parameters in real time and compare against S&P 500 and Tel Aviv real estate.
Equity required
AED 450,000
Mortgage: AED 1,050,000
Annual return (IRR)
18.8%
Year 1 net on equity: 4.0%
Total ROI
233%
AED 1,049,313
Break-even
Beyond horizon
Until equity is recovered from cash flow
Return breakdown after 7 years
Cumulative rental cash flow
AED 298,217
Capital appreciation
AED 751,096
Property value at end of period
AED 2,251,096
Monthly mortgage payment
AED 7,021
Compared to alternatives (same equity, same period)
- Dubai — this scenarioAED 1,049,313
- S&P 500 (8.5% average)AED 346,564
- Tel Aviv real estate (3.2% average)AED 111,010
Annual cash-flow table+
| Year | Net rent | Cumulative | Property value |
|---|---|---|---|
| 1 | 18,081 | 18,081 | 1,500,000 |
| 2 | 25,346 | 43,427 | 1,605,000 |
| 3 | 33,118 | 76,545 | 1,717,350 |
| 4 | 41,435 | 117,981 | 1,837,565 |
| 5 | 50,334 | 168,315 | 1,966,194 |
| 6 | 59,856 | 228,172 | 2,103,828 |
| 7 | 70,045 | 298,217 | 2,251,096 |
Want a deeper analysis of your portfolio?
These numbers are a model. In reality, returns also depend on project selection, developer, ownership structure and timing. We'd be glad to talk it through.
Currency converter
From AED to ILS, USD and EUR
AED
- ILS₪ 1,000,000
- USD$ 272,000
- EUR€ 250,000
Rate is currently stale — based on a snapshot from 2026-05-01
About the model
- IRR is computed as the geometric annual mean over total return (cashflow + appreciation) divided by equity, across the holding period.
- Net cashflow = rent × (1 - vacancy) − service charge − management fee − mortgage payment. Israeli income tax on rental income is not included.
- Appreciation compounds — each year's property value becomes the base for next year's annual return.
- The comparison against S&P 500 and Tel Aviv real estate uses the same period and the same equity, with compounding.
- The numbers are not an offer or a guarantee of return. Past results don't guarantee future returns.