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Posted by webadmin on May 16, 2021

If you are planning to invest in real estate in Dubai then you must be trying to get the best investment return. But what are the expected investment returns? And what you can do to make it evident to get the announced investment returns?

At the moment, superb rental yields are being offered in Dubai. If you are investing in London you will get a yearly rental return of 4% on your investment; and by investing in the finest areas of New York and Paris, you will get a 3% return. But on average you can get 6-7% in Dubai and that is almost double as compared to other places.

The profit is normally dependant on the type of real estate you are buying and in which area. For instance, in Dubai, a highly populated place Downtown gives you only yields of 4%, while areas like Jumeirah Village Triangle and International City give 8 to 10%. In-Town Square, you will get a 7% return on villas, but you would be lucky if you get half of that in Palm Jumeirah.
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As compared to apartments, townhouses and villas have lesser rental yields. You can receive up to 8% on apartments but 5% will be considered good for the villa. Moreover, larger apartments provide fewer yields than smaller ones.

How to make it evident to get highest rental return?

Real estate of large size tends to have higher initial costs on top of notably higher charges for services. There are fewer tenants to afford them as well as they have a lesser addressable market. Many people choose to purchase their own houses instead of renting larger houses.

Higher yields are offered by new communities but they could have high vacancy rates – and it’s a risk on the growth of the community over time.

According to the broker, by including studios in Discovery gardens, under AED 400,000 outlay could give 8% gross; or apartments of one bed in Jumeirah Lake Towers could give 6%.

It is suggested that instead of going for the villas of four to six bedroom go for 3 bedroom townhouses. These small houses allow both to occupant with families going up from smaller real estate, and to those downscale from bigger real estate. 6% yield is not the best which you could get in Dubai but it’s still double the amount of what you could get in other popular cities in the world.

What about capital returns?

Certainly, for the property investment return, you must also to consider capital returns because the rental return is only one characteristic. For example, a real estate that has a yield of 7% and raises in worth by 3% has a yearly return of 10% on investment. But to compute return of investment (ROI) correctly, you must look at it for an entire time of holding the real estate, and then annualize the figure.

Mainly in the long term, it is not easy to assess capital gains. With a large amount of new supply coming on the market, Dubai is now is seeing prices in a minor downwards inclination. Most of the agents are sure that 2021 will be smooth to reasonable; rental returns present a barrier against soft pricing. But few real estate agents are keen to risk a longer-term estimate. (Apartments has given better rental as well as capital returns, but prices for villas have fallen)

Present soft prices seem to be due to excess supply, but demand is still there. Together with Expo 2020 and increased demand from China, could help the equation of demand-side and glut supply will be slow in use. Economic circumstances will have an optimistic impact on the property market because GDP is expected to grow by around 3% a year. Buyers could benefit from modest annual increment on their investment because this shows that mid of 2021 might be an inflection point. 3% per year in capital return to yield of 7%, and you will be receiving around 10% return on investment (ROI).

Compared to other big city markets Dubai is still economical such as London, San Francisco, or Shanghai, international comparisons are not a restraint on price growth. Real estate prices in Dubai could go up 50% and still be competitive.

Some pitfalls to consider

One way to boost your cash returns when you’re buying directly from a developer is to use a post-handover payment plan. You’ll need a Dubai bank account because isn’t easy for foreign buyers, but it let you decrease your initial outlay significantly. For example, a 3-year post-handover plan may let you put off almost a quarter of your payment. If you are receiving an 8% yield, over the first three years that would pay off 24% of your total price. (Another way to boost your returns and to secure a saving is to ask for a compensatory discount rather instead of a post-handover payment plan.)

The numbers seem really good but there are some pitfalls. For example, always look at the net figure, when you’re looking at rental yield. The majority of rental yields are quoted gross, but you need to think about service charges because they can add up to a major percentage. For example, at Discovery Gardens 8% gross yield equates to 7% net – even though it’s a good return service charges of Nakheel’s are higher than the average for Dubai. Make certain that you are also permitted for any real estate management costs when you do your calculations.

You must permit vacancies. With small apartments, you are not likely to have many gaps between tenants, but vacancy can make a big bite into your rental returns with larger properties. When you are looking for real estate, choose developments where you can see a strong tenant selling proposition or with strong rental markets.

Especially, don’t think about making high-profit returns at once. Right now, Dubai is not a market where you can ‘flip’ a property or double your investment in some years. You will need to invest for long-term returns because its investment market is steady. Above all, do your homework correctly, and you will be receiving profits well above what other bit city real estate markets can offer.


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    on November 23, 2021

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  • דירות דיסקרטיות בירושלים
    on May 13, 2022

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