Elsewhere, you buy an apartment. In Dubai, you buy cash flow.
The same USD 500,000 earns roughly $15,000–$22,500 a year in gross rent in London, versus around $36,000 in Dubai as a short-term rental. AF PROPERTIES guides international investors from choosing a unit to getting the keys.
Where your money works hardest
Gross rental yields compared across London, Paris, New York, popular Southern European destinations (Cyprus, Greece and Portugal) and Dubai, and what local tax takes from the rent.
Average annual rental yield
Approximate gross yields, before costs and taxes. For London, Paris and New York the bar shows the typical range. In Dubai: long-term (annual lease) versus Airbnb-style short-term rental.
Sources: London, Paris and New York are approximate ranges of average gross apartment yields as widely reported in market data (e.g. Global Property Guide); they vary strongly by neighbourhood. Dubai, 5.53% for long-term apartment rentals (Global Property Guide, May 2026). Cyprus, 5.14%; Greece, 4.38%; Portugal, 4.29% (Global Property Guide, 2026). Short-term rentals, 7.2% on average for one-bedroom apartments (Khaleej Times, July 2026). Historical averages, not guaranteed.
A USD 500,000 investment
Expected annual gross rent, based on the yields in the chart
Arithmetic illustration only: investment amount × average gross yield, before costs. USD 500,000 ≈ AED 1.84 million at the fixed peg of 3.6725 AED per USD. Actual returns depend on the property, the area and occupancy.
Steady income, no headaches
~5.5%
- Annual lease, rent paid up front in a few cheques
- Low running costs: management fee and service charges only
- Suits investors who want predictable cash flow
The apartment works like a hotel room
~7.2%
- Higher income in tourist-friendly areas
- A management company handles everything: guests, cleaning, maintenance
- Requires a Holiday Home permit, furnishing, and the management company's fee
- Income varies with the season and tourism
The choice doesn't have to be final: you can start with a long-term lease and switch to short-term, or the other way round. In Q2 2026, Dubai short-term rental revenue fell sharply after regional events (Nukta), which is why we build a forecast for your specific area and unit.
Tax: the UAE doesn't tax your rent
For individuals, the UAE currently levies no personal income tax and no tax on rental income, and there is no annual property tax. Your country of tax residence may still tax income from abroad, so the full picture depends on where you live.
| Comparison | Cyprus | Greece | Dubai |
|---|---|---|---|
| Average gross yield | ~5.1% | ~4.4% | ~5.5% long-term · ~7.2% short-term |
| Local tax on rental income | Progressive income tax of 0%–35% on 80% of the income, plus 2.65% health contribution | Progressive tax of 15%–45% depending on income | 0% personal income tax |
| Buyer's purchase costs | 2.5%–6% | 6.4%–8.8% | 4% DLD registration fee |
| Annual property tax | Set by local authorities | ENFIA, an annual tax based on the property | No annual property tax, only service charges |
| Currency | Euro | Euro | Dirham, pegged to the US dollar |
Sources: Cyprus taxes, Greece taxes (Global Property Guide, September 2026). This is general information, not tax advice; every investor should check their position with a tax advisor in their country of residence.
| Global cities vs Dubai | London | Paris | New York | Dubai |
|---|---|---|---|---|
| Average gross yield | ~3–4.5% | ~2.5–3.5% | ~3–5% | ~5.5% long-term · ~7.2% short-term |
| Short-term rental | Subject to local restrictions | Subject to local restrictions | Subject to local restrictions | Legal with a Holiday Home permit |
| Local tax on rental income | Yes, income tax | Yes, income tax | Yes, income tax | 0% personal income tax in the UAE |
| Recurring property tax | Council tax | Taxe foncière | Annual property tax | None, only service charges |
| Financing | Mortgage | Mortgage | Mortgage | Developer payment plans on off-plan projects |
| Currency | Pound sterling | Euro | US dollar | Dirham, pegged to the US dollar |
Your country of residence may require you to report and pay tax on income from abroad. Check your personal position with a tax advisor before buying. The figures are general and are not investment or tax advice.
Buy in a city that hasn't finished growing
Dubai has an urban master plan to 2040 and an economic agenda to 2033, and the UAE works to a 50-year government plan running to 2071. More residents, more companies and more visitors mean more demand for rental homes.
- 2021Dubai 2040 Urban Master PlanFive urban centres, including a science and technology hub in Dubai Silicon Oasis and a new economic centre around Expo. Park space doubled.
- 2033The D33 AgendaDoubling the economy within a decade and attracting companies, investment and talent from around the world.
- 20405.8 million residentsPopulation growth of about 76% compared with 2020. Every new resident needs a home.
- 2071UAE Centennial 2071A 50-year government plan for the economy, education and innovation.
Sources: Dubai 2040 Master Plan (Khaleej Times), D33 Agenda (Invest in Dubai), UAE Centennial 2071 (WAM). These are government targets, not a price forecast.
Projects we're marketing now
Every project has been checked for developer, location and payment plan. Open a project to see images, payment plans and what's included in the unit.
Tréppan Vision by Fakhruddin Properties
A smart residential tower in Dubai Land Residence Complex (DLRC), one of Dubai's fast-growing communities. Fully furnished units with an AI-based smart home, a rooftop infinity pool, and a payment plan that continues after handover.
Early launch price list
Only 408 apartments in the tower, and early launch prices apply to the first buyers. The project also includes 48 offices and 7 shops.
Two payment plans
20% up front, then 1% a month
- 10%On signing
- 10%After one month
- 1% × 80Months 2–81
82 payments. About 59% is paid by handover in month 40, and the rest in monthly instalments after it.
No large down payment: 1.5% a month
- 1.5% × 65Months 1–65
- Month 40Handover, December 2029
- 2.5%Balance in month 66
66 payments. Instalments continue after handover, so rental income can cover part of them.
Included in the price
At no extra cost to the buyer. The unit is ready to rent from day one, including as a short-term rental.
- Full furniture package
- AI-based smart home: lighting, air conditioning and motorised curtains
- Flexible (Flexi) partition to adapt the layout
- Smart lock and HD video intercom
- Alexa integration and the HomeSoul app
- Airocide air purification
- Hydrogen-enriched alkaline water system
- 24/7 concierge and robot services in the building
Location
DLRC sits along Al Ain Road (E66), with direct access to Emirates Road (E611), between Dubai Silicon Oasis and Academic City. 20 minutes to Downtown and the airport.
The first button opens Google Maps with a route from your current location to the project, so you can see exactly how far it is from you.
- Dubai Silicon Oasis Metro~14 min
- Downtown · Burj Khalifa~20 min
- DXB Airport~22 min
- Sharjah25–30 min
- Jumeirah Beach~30 min
Drive times per Property Finder and Bayut, and vary with time of day and traffic.
On the rooftop and podium
Infinity pool · Jacuzzi · Gym · Cabanas · Botanical garden · BBQ kitchen · Greenhouse café · Amphitheatre · Running track · Calisthenics park · Zen garden · Children's play area
The project is registered with the Dubai Land Department, and payments are deposited into an escrow account under Dubai Law No. 8 of 2007. Payment details are provided only directly by the developer at signing. Source: Fakhruddin Properties broker brochure, September 2026. Renderings are for illustration only.
From the first call to the keys
- Discovery callGoals, budget and timeline. 15 minutes, no obligation.
- Zoom meeting2–3 projects that fit your budget exactly, with a yield calculator.
- Written proposalPayment schedule, additional costs and the project documents.
- Reservation & signingThrough the licensed broker, with payment into the project's escrow account.
- Handover & managementReceiving the unit, renting it out and ongoing remote management.
What you need today, and what it could earn
Enter a price and choose a payment plan. The calculator shows what you pay on signing, the monthly instalment, and what the unit could earn after handover.
You'll receive the exact price of each unit with the full price list.
The dirham is pegged to the US dollar at 3.6725 AED = 1 USD.
Illustration only, gross. Excludes the management company's fee, service charges and vacant periods. The yield is a Dubai market average, not a forecast for this project.
What investors ask us most
Can foreigners buy property in Dubai?
Yes. In Dubai's designated freehold areas, foreign nationals can buy and own property outright, with the title registered at the Dubai Land Department (DLD).
Is it safe to buy in Dubai from abroad?
The purchase is made through a licensed broker and registered with the Dubai Land Department. For projects under construction, your money goes into the project's escrow account, not directly to the developer or the broker.
Why not Cyprus or Greece?
They're good destinations too, and inside the eurozone. But average yields there are lower, and you pay tax on the rent locally and file a return there. In the UAE there is no personal income tax on rent for individuals, and the option of short-term rental lifts the yield.
What about tax?
The UAE doesn't tax individuals' rental income and has no annual property tax. Depending on your country of tax residence, you may still need to report and pay tax there, so it's worth setting up the ownership structure in advance with a tax advisor.
Can buying property lead to a UAE residence visa?
Property investors from AED 2 million may be eligible for the UAE Golden Visa, subject to the current rules and eligibility criteria. We'll go through the up-to-date requirements with you.
How much capital do I need to start?
In projects under construction you usually pay a 10%–30% deposit plus the 4% registration fee, and the rest in instalments up to handover. The project calculator shows the amounts based on the unit price.
Who manages the apartment after handover?
A local management company handles leasing, rent collection and maintenance. You receive regular reports and payouts.
What if the market goes down?
Like any real estate market, Dubai has cycles. That's why we choose projects based on rental demand, not only on potential price growth, and check the developer and the supply of apartments in the area.
Let's see what fits your budget
Leave your details and we'll get back to you on WhatsApp with 2–3 projects that fit exactly. No obligation. Personal guidance in English and Hebrew.