Dubai · Abu Dhabi
Every listing quotes a price. None quote the return.
Esto runs the real UAE cost stack over any Dubai or Abu Dhabi property — DLD transfer, agency commission, service charges, vacancy — so you see what a deal nets before you commit. Off-plan payment plans included.
Free to start · no brokerage, no commissions
Portfolio — home screen
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Figures are an illustration at real UAE rates.
- 164
- Dubai & Abu Dhabi areas with published data
- 202,521
- Dubai sales analysed — 12 months to Jun 2026
- 68%
- of them off-plan — a payment plan, not a price
Source: Dubai Land Department (DLD) open data via Dubai Pulse. Abu Dhabi figures from the Abu Dhabi Real Estate Centre (ADREC). Medians are indicative, not official valuations.
Three questions a listing won’t answer
01
Is that rent actually achievable here?
Esto maps every Dubai and Abu Dhabi community with its own asking prices, transaction medians, and the metro lines and masterplans that move them. Check a listing’s rent assumption against what the area really does — before you believe it.
Browse 164 areasArea map — price lens
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02
What survives the costs nobody lists?
Service charges run AED 12–25 per sqft. Buying adds 7–10% on top of the price before you own anything. Esto subtracts all of it and returns gross yield, net yield, and cash-on-cash in AED as you type.
Try the yield calculator- Asking price1 bed · 750 sqft
- AED 1,250,000
- Annual rentmarket rate for the area
- AED 95,000
- Service charge750 sqft × AED 16
- −12,000
- Management & maintenance8% of rent
- −7,600
- Vacancy1 month a year
- −7,917
- DLD transfer fee4%
- +50,000
- Agency commission2%
- +25,000
- Trustee & adminregistration
- +6,000
- Net yield
- 5.1%
Off the rent, every year
Onto the cash you invest, once
The listing would have called this a 7.6% yield.
03
What do I pay, and when?
68% of Dubai sales are off-plan, which means you’re buying a payment plan rather than a price. Esto turns 60/40, 80/20 or post-handover into a month-by-month schedule through handover, then tracks every installment once you’ve signed.
Model a payment planForecast — cash flow to handover
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Start with the ground
All 164 areasDubai · average asking, AED per sqft
- JumeirahLow-rise beachside living4,677
- Al WaslCentral villa neighbourhood3,362
- Umm SuqeimBeachside villas by the Burj Al Arab2,850
- Dubai MarinaWaterfront high-rise living2,708
- Al SufouhLow-density beachfront by the Palm2,574
- Bur DubaiThe historic heart on the Creek2,356
- Dubai Hills EstateVillas & parks around a golf course2,341
Area figures are the mean of their priced sub-communities.
Abu Dhabi · off-plan projects tracked
- Al Reem IslandHigh-rise island by downtown107
- Yas IslandAldar’s entertainment island87
- Saadiyat IslandThe cultural beachfront island85
- Khalifa CityPopular family villa suburb41
- Al Raha BeachAldar's flagship freehold waterfront on the mainland coast37
- Al ShamkhaGrowing affordable villa suburb34
- Hudayriyat IslandModon's leisure-and-lifestyle island south-west of the city — beaches, sports arenas and new waterfront neighbourhoods26
Projects registered with ADREC and the developers building them.
Run one now, free
No sign-up, no email.
- Rental yield calculatorGross and net yield for any UAE property — after service charges, running costs, and buying fees.
- Mortgage calculatorMonthly payment, loan amount, and total interest for a Dubai or Abu Dhabi home loan.
- Buying costs calculatorDLD transfer fee, trustee, agency, and mortgage fees — the true upfront cash for a purchase.
- Off-plan payment calculatorBooking, construction installments, handover, and post-handover — any plan as a real schedule.
Run the numbers on your next one
Free to start, in the browser. Bring an asking price and a rent — Esto does the rest.
Questions, answered
What is Esto?
Esto is a deal analyser for UAE property investors. It combines live market data for Dubai and Abu Dhabi areas with instant deal math — gross yield, net yield, and cash-on-cash in AED — plus payment-plan forecasting and portfolio tracking. It runs in the browser and on iOS.
Which cities does Esto cover?
Esto covers Dubai and Abu Dhabi, including freehold communities in both emirates, with area-level prices, transaction medians, and the infrastructure that moves them.
What is the difference between gross and net rental yield?
Gross yield is annual rent divided by purchase price. Net yield subtracts service charges, management, maintenance, and vacancy from the rent, then divides by your all-in cash invested including the roughly 7–10% buying costs. A 9% gross yield in Dubai typically lands around 5.5–6.5% net — Esto calculates both for every deal. See the full method →
Does Esto work for off-plan property?
Yes. Esto models developer payment plans and forecasts your cash flow through handover, so you can compare off-plan deals against ready properties on the same numbers.
Is Esto a real estate agency?
No. Esto is an analysis tool, not a brokerage. It doesn't sell property or take commissions — it gives you the data and the math to evaluate deals independently.
Can foreigners buy property in Dubai?
Yes — foreigners can buy freehold property in designated zones across Dubai and Abu Dhabi, with full ownership and no residency requirement. Our guide to buying property in Dubai as a foreigner walks through the process step by step. Read the guide →
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