Dubai's property market runs on renders and payment plans. THE ALMANAC builds the part the brochure leaves out: the full cost stack, the honest yield, and the downside case. Three complete models, built for people deploying their own capital.
The 4 percent DLD transfer fee. Trustee charges. Agency commission. Service charges that compound quietly for a decade. Our models carry the full acquisition and holding stack, because a yield that ignores costs is not a yield.
THE ALMANAC does not sell property and takes no commission from developers. That is the point. The models have no reason to make a bad deal look good, which is more than can be said for most spreadsheets circulating in this market.
Anyone can model the base case. Ours ask harder questions. What happens to your flip if handover slips nine months? What does the buy-to-let return look like at 85 percent occupancy instead of 100? You should know before you sign.
A short PDF that walks through one real off-plan purchase, line by line, and shows where the advertised return and the actual return part ways. Read it before your next developer meeting. It costs nothing except a developer's optimism.
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DLD transfer fee is fixed at 4 percent of price and added automatically. Mortgage registration of 0.25 percent of the loan is included when the down payment is under 100 percent.
Net yield divides income before debt service by the all-in acquisition cost, not the sticker price. Cash-on-cash divides post-mortgage income by the cash you actually put in. Compare both against what the listing promised.
The 4 percent DLD fee on your purchase is included in capital deployed. Set the delay field to 6 or 9 to see what a late handover does to your annualized number. Delays are common; surprise should not be.
Off-plan flips are a timing trade. The same profit over 27 months instead of 18 is a different investment. Judge the annualized figure, not the headline.
Structured as land-for-equity: the landowner contributes the plot, the developer funds construction, and profit splits at the stated ratio. Adjust the split to test where the deal stops making sense for either side.
Lenders in this market generally want to see a margin on GDV around 20 percent or better before construction risk is worth taking. If the margin only works at aggressive sale rates, the land price is the problem.
Last updated 13 July 2026
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Last updated 13 July 2026
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Last updated 13 July 2026
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