Honest numbers
4.9% net
6.5% gross
Example: AED 2,000,000 townhouse
Get the real numbers on any UAE listing, free.
Send me a Dubai or Sharjah listing on WhatsApp.I'll reply with its net yield, every fee and 6 fraud checks.
Send me a listing on WhatsAppLyka RealtyORN 47999English & Tamil
@propertywithsanjayVerify before you pay
- Agent licence(checked)
- Ad permit QR(checked)
- Title deed(checked)
- Escrow account(checked)
- Cloned listing(to check)
- Payment email(to check)
Every agent shows you the render. I show you what it leaves out: the service charge, the empty months, the fees, and the paperwork that keeps your money where it belongs.
Top 10 projects worth a look
Picked because the demand or the numbers stand out. Open any one for the photos, the facts and the one thing I'd check before you pay.
DAMAC Properties · Dubailand, Dubai
DAMAC Lagoons
DAMAC sold the most off-plan homes in Dubai in H1 2026.
Villas and townhouses · Price list on request
Photos and details
Arada · Al Suyoh, Sharjah
Masaar 3
Every Masaar launch has sold out within hours.
Townhouses and villas, 2 to 6 bedrooms · From AED 1.87M
Photos and details
Emaar · Near Al Maktoum Airport, Dubai
Grand Polo Club & Resort
Emaar’s polo-themed villa masterplan: 22 communities around three polo fields.
Villas, 3 to 5 bedrooms · From AED 5.5M
Photos and details
Nakheel · Jebel Ali coast, Dubai
Palm Jebel Ali
Twice the size of Palm Jumeirah; the first villas hand over from late 2026.
Villas, apartments and townhouses · From AED 2.7M
Photos and details
Alef Group · Al Mamzar, Sharjah
Linar
All 2,683 homes sold out in September 2026.
Waterfront apartments · Resale only
Photos and details
Sanzen · Al Tay East, Sharjah
Sukoon
Phase 1, 241 villas and townhouses, sold out on its launch day.
Villas and townhouses · Price list on request
Photos and details
Alef Group · Emirates Road, Sharjah
Hayyan
97% sold, around Sharjah’s largest swimmable lagoon.
Villas and townhouses · Final phase selling
Photos and details
Emaar · Dubai Hills, Dubai
Dubai Hills Estate
A finished community around a championship golf course, still launching in 2026.
Apartments, townhouses and villas · From AED 1.84M
Photos and details
Sobha Realty · MBR City, Dubai
Sobha Hartland II
Part of Sobha’s record 6,819 handovers planned for 2026.
Apartments and villas · Price list on request
Photos and details
Arada · Muwaileh, Sharjah
Aljada
Sharjah’s largest project, with more than 20,000 residents already.
Apartments, 1 to 3 bedrooms · From AED 1.06M
Photos and details
Want the price list or the real numbers on any of these?
Ask me on WhatsAppFigures come from the developers' own websites and announcements, Dubai Land Department data and named news reports, September 2026. Each project page lists its sources. Prices and availability change, so I'll send you the current list. Images belong to their developers.
Honest numbers
Brochures quote the gross yield. This is what's left after the costs nobody prints on the poster. Change any number and watch it move.
% net
% gross
| Step | Yield after this step |
|---|---|
| Gross yield | |
| After service charge | |
| After empty months | |
| After upkeep | |
| After purchase fees |
- Net rent a year
- AED 101,667
- Cash to start
- AED 285,000
Example figures for an AED 2,000,000 townhouse. Purchase fees are the land department fee (Dubai's is 4%; Sharjah's varies by project) plus about AED 5,000 in registration and trustee admin fees. Net yield is net rent divided by price plus those fees; cash to start is the booking payment plus the same fees. Real numbers come from the developer's price list and service-charge statement. A worked example, not financial advice.
Verify before you pay
Six checks that catch most property scams. Run them yourself, or send me the listing and I'll run all six.
0 of 6 checked
Send me a listing to checkGet the printable checklist
These checks use Dubai's systems. Sharjah has its own registration department, and I'll walk you through the equivalent checks for a Sharjah listing.
Sharjah or Dubai?
Both can be the right answer. It depends on your budget, your commute and how you'll sell one day. For your budget, I'll put them side by side on the six things that decide it.
- Price per square foot
- What you actually pay for space, not the headline price.
- Service charge
- The yearly bill that quietly eats your yield.
- Commute
- Where your tenant, or your family, drives to every day.
- Rental demand
- How fast a unit rents, and for how much.
- Resale
- How easily it sells when you want your money back.
- Ownership rules
- Freehold or leasehold, and who is allowed to buy where.
I'm Sanjay.
Portfolio Manager at Lyka Realty in Dubai. Before property, I studied computer science with a focus on cybersecurity, then spent a year and a half in financial-services sales here in Dubai. So I read a payment plan like a spreadsheet, and a payment email like a phishing test.
I speak English and Tamil, and I answer WhatsApp myself.
- B.Tech Computer Science (Cybersecurity), SRM Institute of Science and Technology
- Google Cybersecurity Professional Certificate
- Financial-services sales and KYC in Dubai
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Forward this page. They get a free check on any listing before they pay, and you'll have saved them from the expensive mistakes.
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