Princess Tower

Why

• Fails

  Net yield of 3.81% is below the Central Bank base rate

  After the service charge, maintenance, management, insurance and 5% of the year empty, the rent leaves AED 55,230 a year: 3.81% of the price. The Central Bank’s base rate has been 3.90% since 17 September 2026, and you entered a mortgage rate of 4.25%. On the register, with the registered median rent of AED 75,000 and the registered service charge of AED 15,460, it is 3.14%.

  Section 4
• Fails

  At the registered rent the income does not cover the mortgage interest

  Net income of AED 55,230 a year against AED 75,410 of mortgage payments, of which AED 48,785 is interest in the first year and AED 26,625 repays the loan. The gap is AED 1,682 a month from your own pocket. On the register the figure is AED 2,487 a month short.

  Section 6
• Caution

  The rent you expect is above nearly all registered tenancies

  The expected rent of AED 85,000 a year is well above registered new-tenancy rents for one-bedroom apartments: higher than about 90% of the 68 registered in Princess Tower in the 6 months to 8 October 2026, and 13.3% above their median of AED 75,000 a year.

  Section 3
• Caution

  No margin: the cash flow is negative before any setback

  If the price has fallen 23.2% by year three, to AED 1,113,000, a sale no longer clears the loan and the costs of selling. With prices 10% lower, a sale in year three would lose AED 282,883 against the cash put in.

  Section 7
• Passes

  The asking price is in line with registered sales

  The asking price of AED 1,667 per sq ft is in line with registered sale prices of one-bedroom apartments: within the middle half of the 16 registered in Princess Tower in the 12 months to 7 October 2026, and 7.3% above their median of AED 1,554 per sq ft.

  Section 2

What would change it

• At AED 1,416,000 or less, 2.3% under the asking price, the net yield reaches the base rate of 3.90%.
• A rent of AED 107,500 a year would cover every cost and the mortgage. Fewer than one in twenty registered new tenancies in Princess Tower reached it.
• With a deposit of 42%, AED 319,000 more cash, the rent would cover the mortgage at 4.25%.

Three bearings: your figures against the register

Each bar is the middle half of what was registered, with the registered median at its centre line. The point is your figure, as a difference from that median.

Year one, on your figures and on the register

On the register: median of 68 registered new tenancies in Princess Tower, 6 months to 8 October 2026; registered 2026 budget for Princess Tower, AED 17.77 per sq ft. Everything else is as you entered it. Figures in bold are the ones the register changed.

Registered sales of one-bedroom apartments, per sq ft

Dubai Land Department, Real Estate Transactions, open data via Data Dubai. Registered prices per sq ft of floor area; the first row is the one the asking price is set against, 12 months to 7 October 2026. Read 10 October 2026.

This purchase at each registered price

At the registered median this home would be AED 1,351,980, AED 98,020 less than the asking price. Each row is the same purchase at that price, with the rent, the costs and the loan terms as you entered them.

Registered quartiles of 16 sales, 12 months to 7 October 2026, turned into a price for 870 sq ft. Not a valuation: the register does not know this home’s floor, view or condition.

The registered sales behind the chart

Dubai Land Department, Real Estate Transactions, open data via Data Dubai. Quartiles in AED per sq ft of floor area; the shaded row is the one the asking price is set against, 12 months to 7 October 2026. Read 10 October 2026.

Registered rents for one-bedroom apartments, a year

Dubai Land Department, Rent Contracts (Ejari), open data via Data Dubai. Annual rents on registered tenancy contracts; the first row is the one your rent is set against, 6 months to 8 October 2026. Read 10 October 2026.

This purchase at each registered rent

Each row is the same purchase at that rent, with the building’s registered service charge of AED 15,460 a year; the price, the other costs and the loan are as you entered them.

The registered tenancies behind the chart

Dubai Land Department, Rent Contracts (Ejari), open data via Data Dubai. Annual rent in AED on registered tenancy contracts; the shaded row is the one your rent is set against, 6 months to 8 October 2026. Read 10 October 2026.

The charge by budget year, AED per sq ft

Under each year, the change from the budget before it. Dubai Land Department, Owners Association Service Charges, open data via Data Dubai. 8 budget years on file. Read 10 October 2026.

What the 2026 charge pays for, AED per sq ft

The owners’ association’s own income of AED 0.12 per sq ft is already taken off the total.

Against other buildings in Dubai Marina

8.8% above the median of AED 16.33 per sq ft across 100 residential buildings in Dubai Marina for 2026.

What the charge does to the yield

Each AED 1 per sq ft on the charge is AED 870 a year for this home, 0.06 points of net yield.

From gross yield to net

Registered gross yield for one-bedroom apartments in Princess Tower: 5.60%. That is the median registered rent of AED 80,000 a year (105 new tenancies) over the median registered price of AED 1,428,938 for completed homes (16 sales), both over the 12 months to 7 October 2026. Gross means before service charge, vacancy, fees and finance. Net yield takes off the time empty, the service charge, letting and management, maintenance, insurance and other costs. It is before the mortgage.

Every fee, and where the figure comes from

Fee schedule read 10 October 2026. Government fees read on the Dubai Land Department’s service pages. “Official page” is a figure read on the authority’s own page; “market practice” is what is usually charged and can be negotiated; “not confirmed” is an allowance we could not source.

Who the fees go to

Banks are reported to have stopped lending against the transfer fee and the agent commission from 1 February 2025. Every fee here is counted as cash.

Cash to complete for each kind of buyer

Central Bank of the UAE, Regulations Regarding Mortgage Loans (C 31/2013, as amended; consolidated 8 April 2020). Read 10 October 2026. Each row borrows the most its cap allows at 4.25% over 25 years; your own deposit may be larger. The regulation sets one cap for expatriates and does not separate residents from non-residents. A lender may set its own lower limit for a buyer who lives abroad.

Left each month at today’s reference rates and at a lender’s own test

Central Bank base rate 3.90%, fixed 17 Sep 2026; Three-month EIBOR 4.19%, fixed 09 Oct 2026; Six-month EIBOR 4.55%, fixed 09 Oct 2026; One-year EIBOR 4.84%, fixed 09 Oct 2026. Central Bank of the UAE. A lender prices a loan at a reference rate plus its own margin: these are places to set a quote against, not offers. Lenders test affordability at 2 to 4 percentage points above the current rate and cap all debt payments at 50% of gross income. For an investment property at least two months of rent are deducted.

Where it stops working

• Already past

  Rent

  The rent would have to be 26.4% higher, AED 107,400 a year, to cover the costs and the mortgage.

• Already past

  Mortgage rate

  The rent would cover the payments only at a mortgage rate of 1.43% or less; you entered 4.25%.

• Already past

  Time empty

  Even let every week of the year, the rent does not cover the costs and the mortgage.

• Needs a rise

  Price, to get your money back

  A sale in year three returns what you put in only if the price has risen at least 9.9%, to AED 1,594,000. Buying and selling costs take the rest.

• Has room

  Price, to clear the loan

  If the price has fallen 23.2% by year three, to AED 1,113,000, a sale no longer clears the loan and the costs of selling.

Left each month, by rent and mortgage rate

The outlined cell is the case as you entered it. A shortfall is in brackets on a red ground; a surplus is on green.

One thing going wrong at a time, then several at once

Every case holds prices and rents flat unless it says otherwise, and tests a sale in year three. Gain or loss is what a sale returns plus the cash flow to that point, less everything you put in. A loss is in brackets. In every case the sale still clears the loan and the costs of selling.

Gain or loss on a sale, by the price achieved and the year sold

What a sale returns plus the cash flow to that year, less everything put in, with the rent and the rate as you entered them and held flat.

Selling in year five

“A year” is the money-weighted return: the yearly rate at which everything paid in and everything received balance. Costs of selling are the agent at 2% plus VAT, the early-settlement fee, the developer’s consent and the mortgage release. In the flat case they are AED 43,450.

Gain or loss by the year you sell

Year of sale along the bottom. Lines are dashed because every one is a scenario and none is a record.

What the registered figures are

• Sale prices are registered sales of completed homes and of homes sold off-plan, kept apart. Mortgages, gifts, late registrations, developer and land deals, and block sales of ten or more homes in one building on one day are left out.
• Rents are registered tenancy contracts for a single home of the same bedroom count, new lettings and renewals kept apart. A contract names the project, never the unit.
• The service charge is the owners’ association’s filed budget for the building, per sq ft, less the association’s own income.
• A figure needs at least 10 registered rows after outliers are trimmed. With fewer, the next place up is used and named. With fewer than 3, nothing is said but the count. A percentile is quoted only from 20 rows; below that, quarters.
• Villas and townhouses are compared on whole prices: the register records a villa’s plot, not its floor area.
• The most recent weeks of any period are incomplete, because registration follows the deal.

How the answer is reached

• Price fails when the asking price is 10% or more over the registered median for the building or project and above nearly all registered sales there. Against a whole community the same finding is a caution.
• Income fails when net yield is under the Central Bank base rate, 3.90% since 17 September 2026. It is a caution under the mortgage rate.
• Carry fails when the first year’s net income does not cover the mortgage interest, and is a caution when it covers the interest but not the whole payment.
• Resilience is a caution when rent 10% lower, two months empty or a rate two points higher turns cash flow negative, or a 10% fall in price leaves a sale in year three short of the loan.
• A test that fails on your own figures, or on the building’s registered service charge, makes the answer no. One that fails only at the registered median rent is a condition, unless the rent you expect is far above the register. An answer is never yes when the price could not be checked.

What you entered

Asking price

AED 1,450,000

Expected rent

AED 85,000 a year

Floor area

870 sq ft

Time empty

5% of the year

Letting and management

5% of the rent

Service charge

AED 14,790 a year

AED 17.00 per sq ft, as entered. The register case uses the building’s registered 2026 budget

Maintenance and repairs

AED 3,480 a year

AED 4.00 per sq ft

Insurance

AED 2,000 a year

Other costs

AED 1,000 a year

Deposit

20% of the price

Mortgage rate

4.25%

Mortgage term

25 years, repayment

Price scenarios

−3%, 0%, +5% a year

Set by the reader. None is a forecast: YieldPulse does not make one

Holding period

5 years

As entered in the calculator on 10 October 2026. Change any of them and every figure in this report changes with it.

What the report assumed, with its source and date

The data, and when it was read

Contains information originated by the Dubai Land Department and the Dubai Data and Statistics Establishment, obtained from Data Dubai (https://data.dubai) under its Open Data Licence. Every figure is YieldPulse’s own calculation from that information. YieldPulse is an independent product. It is not produced by, affiliated with, authorised by or endorsed by the Dubai Land Department, the Dubai Data and Statistics Establishment, Data Dubai or the Government of Dubai.

Data Dubai Open Data Licence: data.dubai/en/terms-conditions. No registered row is reproduced in this report; every figure is a statistic of 3 rows or more. How this property was found on the register: “Princess Tower” matched Princess Tower in Dubai Marina (Marsa Dubai).

This document

Figures worked out on 10 October 2026, on registered data built on 10 October 2026. Report format 2, calculation rules 2026.10.1. The screen, the PDF and any shared copy of this report are drawn from one stored record and show the same figures.

YieldPulse is owned and operated by Constructive FZE LLC. yieldpulse.io. Questions: support@yieldpulse.io.