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 selected benchmark scenarios.
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
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 USD, EUR and GBP
AED
- USD$ 272,000
- EUR€ 250,000
- GBP£ 210,000
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. Taxes in the investor's country of residence are not included.
- Appreciation compounds — each year's property value becomes the base for next year's annual return.
- Benchmark comparisons use the same investment period and starting equity, with compounding applied consistently.
- The numbers are not an offer or a guarantee of return. Past results don't guarantee future returns.