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Al Ranim Properties Premium Dubai real estate advisory for residential, commercial, sales, rentals and investments.

21/09/2026

Ask what a Dubai apartment yields and you will usually get one number back. It is almost always the gross one.

Gross yield is a year of rent divided by the price on the listing. Two halves, and both are doing less work than they look.

Start at the bottom. Nobody buys at the listing price. The Dubai Land Department transfer fee is four per cent. The registration trustee charges separately. On a resale there is agency commission with VAT on top, and if you are borrowing, mortgage registration and the bank's valuation. Add the developer's no objection certificate and most buyers land around six to seven per cent above the asking price before they own anything.

Now the top. Rent arrives, and then things come back out of it.

Service charges are the big one. Billed per square foot, every year you own the place. The rate comes from your building's own budget rather than from the market, and RERA approves it. Two towers on the same street can sit a long way apart on that one line, so a yield quoted without naming the building tells you very little.

Then management, if you are not in the country. A letting fee each time the tenant changes. Maintenance. And the weeks the unit sits empty between one tenant and the next, because twelve months of rent is a forecast and eleven is a year.

What survives all of that is net, and net is the only part that reaches you.

None of this makes Dubai a poor place to own property. It makes gross a poor number to decide on.

Two questions get you most of the way. What is the approved service charge for this specific building, which is public on the Dubai REST app. And what rent did the last tenant actually pay, not what the listing hopes for.

Send us the unit and we will write it out, gross first, then every deduction, then what is genuinely left. Drop NET in the comments, or email [email protected]. Everything we publish sits on www.alranimproperties.com.

Seven red flags when you buy off-plan in Dubai, and the check that clears each one.These are not opinions. They sit in D...
18/09/2026

Seven red flags when you buy off-plan in Dubai, and the check that clears each one.

These are not opinions. They sit in Dubai law, so you can settle them yourself in an afternoon, before anyone asks you for money.

One. No permit number on the advert. Every property advertisement here has to carry a Trakheesi permit number issued through the Land Department, and the person selling to you carries a broker number too. Ask for both.

Two. The project is not on the register. A developer who wants to sell off-plan has to apply to the Department first, to open an escrow account for that project. Law No. 8 of 2007, Article 6. A project you cannot find has no escrow account behind it either.

Three. Your money is not going to the project. That account is opened in the name of the project and is dedicated to building that one project. Articles 7 and 9. A personal account, a different company, or a request for cash, and you stop there.

Four. Nobody has said the word Oqood. Off-plan sales go on the Interim Property Register, and Oqood is the system that does it. Law No. 13 of 2008, Article 3, does not call an unregistered sale weak or risky. It calls it void.

Five. Progress is described, never shown. "Nearly there" is a sentence. The completion percentage is a record, and the Land Department publishes it. Read it under Mashrooi in the Dubai REST app.

Six. Nobody will say what happens if you miss a payment. There is a published scale, set by how far the building has got, and the Department serves you thirty days of written notice first. Law No. 19 of 2017.

Seven. Nobody mentions what happens if it all stops. The escrow agent has to act with the Department to either finish the project or refund the people who paid in. Article 15.

None of this is a reason to avoid off-plan. It is the reason that off-plan works here.

Comment OFFPLAN and we will send the seven checks on one page with where to run each one. Already looking at one? Send it to [email protected] and we will run all seven on it. The rest is at www.alranimproperties.com

16/09/2026

Al Maktoum International is not a plan on a page. It has been flying passengers since October 2013 and moving cargo since June 2010.

What is changing is the size of it.

Capacity today is about 26 million passengers a year. In April 2024 Dubai announced phase two of the expansion, budgeted at AED 128 billion. When the first phase of that expansion is running in 2032, capacity goes to about 150 million a year. The full build target is 260 million.

So this is not a corridor waiting to switch on. It already works, and it is being multiplied roughly six times.

The airport sits in Dubai South. Dubai Industrial City is 15 to 20 minutes up the road, and the cranes, the workers and the homes are going up now, beside a runway that is already busy. That is usually when the money stops watching the runway and starts watching the neighbours.

There is one building in that corridor we keep coming back to. The developer guarantees 10 per cent net a year for ten years, with service charges and management included. To be clear, that guarantee is offered by the developer and not by Al Ranim Properties, the figures are the developer's own, and everything is subject to the signed terms.

Comment ROI and we will send you the project, the price list and the full terms.

Sources: Government of Dubai Media Office announcement of the Al Maktoum International expansion, April 2024, for the AED 128 billion budget, the 2032 first phase and the 260 million design capacity. Dubai Airports for cargo operations from June 2010, passenger operations from October 2013 and current annual capacity.

Trakheesi permit 71949891247

www.alranimproperties.com
[email protected]

AED 2,000,000. Two ways to spend it, and they behave nothing alike. Buy something ready and almost all of it moves at on...
15/09/2026

AED 2,000,000. Two ways to spend it, and they behave nothing alike.

Buy something ready and almost all of it moves at once. The full price on transfer day, plus 4 per cent to the Dubai Land Department, which is AED 80,000 on this budget. An expat borrowing against a first home under AED 5 million can go up to 80 per cent, but the deposit and that 4 per cent both have to be your own cash. Banks are no longer allowed to lend you the fees.

What comes back starts quickly too. Find a tenant and the rent begins. So does the service charge, billed per square foot every year whether the place is let or sitting empty. The RERA service charge index on Dubai REST tells you what a building actually charges before you commit.

Buy off-plan and the money leaves in pieces instead, spread across construction. The same 4 per cent is still there, paid at Oqood registration when you sign. Borrowing is the tight bit. The Central Bank caps off-plan lending at 50 per cent for everybody, whatever the price, so the developer plan usually does the work.

And nothing comes back until handover. There is no rent from a building site. Construction and delay risk sit with you, so check the completion percentage on Dubai REST rather than the brochure. If you want out early you need the developer's NOC, and most want a minimum share of the price paid first. Ask what that percentage is before you sign.

Every later phase in the same community also lands on the market next to you at resale, usually at a newer spec.

Neither is the clever answer. Ready suits you if you need income now and want to walk through what you are buying. Off-plan suits you if you can wait and would rather spread the cost. The expensive mistake is picking one without knowing which of those two people you are.

Send us your budget and your timeline and we will map both routes on paper with the fees filled in, before anyone starts showing you units. [email protected] or the DMs, and every project and payment plan we track is on alranimproperties.com

14/09/2026

Dubai now licenses the spare room.

Law No. 4 of 2026 came into force on 26 August. It covers shared housing, meaning any home where people rent their own space and share the kitchen, the bathrooms and the living areas. If that describes something you own, the rules changed underneath you.

Three things worth knowing.

Only the owner, or an operator licensed to do it, can offer shared accommodation. A tenant cannot sublet the flat they rent, and that includes letting out one spare room inside it.

The permit comes from Dubai Municipality, not the Land Department. It has to be in place before anyone moves in, it runs for a year, and it can be renewed.

Every shared home already running has until 26 August 2027 to comply. That is one year from the day the law took effect. Inspections have not begun yet, which is the whole reason to deal with it now rather than later.

The fine at the top of this Reel is real, up to a million dirhams where breaches repeat inside the same year. That is not the interesting part though. The interesting part is that Dubai has put enforceable standards around a part of the rental market that has run informally for years, and owners who sort the paperwork early will not be doing it against a deadline.

If you own something being let room by room and you are not sure where it sits, comment ROOM and we will tell you whether a permit applies and who has to hold it. If you would rather have it in writing, send the setup to [email protected] and we will go through it with you. Everything else Al Ranim Properties digs up ends up at www.alranimproperties.com

A renewal notice is not a bill. It is an offer, and Dubai law decides how much of it is actually allowed.Two rules do mo...
13/09/2026

A renewal notice is not a bill. It is an offer, and Dubai law decides how much of it is actually allowed.

Two rules do most of the work.

The first is timing. If either side wants to change any term of the tenancy contract, the rent included, it has to be put in writing at least 90 days before the contract expires. Article 14, Dubai Law No. 33 of 2008. Miss it and you are entitled to renew for another year on the same terms, at the same rent, even if the notice lands on day 89. So keep whatever it arrived in. The date it reached you is the whole argument.

The second is the amount. Decree No. 43 of 2013 sets a ceiling, and it rests on one thing only. How far your current rent sits below the average for your area.

Within 10% of the average, no increase at all
11% to 20% below, up to 5%
21% to 30% below, up to 10%
31% to 40% below, up to 15%
More than 40% below, up to 20%

Twenty per cent is the hard ceiling. Nothing sits above it.

You do not have to take anyone's word for the number either. The RERA rent increase calculator sits inside the Dubai REST app, and it works off the rent index the decree itself points to.

If the conversation turns into "I would rather sell", that is a separate matter with its own notice period. Twelve months, served through a notary public or by registered post, before the date set for you to leave.

And if someone pushes past all of it, the Rental Dispute Settlement Centre takes the case. Bring the tenancy contract and the renewal cheques. Most of these end long before that, the moment the calculator is on the table.

Comment RENEW and we will send you the whole thing on one page with the notice dates laid out. Our rent guides for Bur Dubai, Dubai Marina, Al Furjan and Damac Hills 2 are on www.alranimproperties.com, and if your own renewal looks off, send us the numbers at [email protected] and we will run the calculator with you.

August is supposed to be the month where nothing happens. Half the city is away, the sales offices go quiet, and the mar...
12/09/2026

August is supposed to be the month where nothing happens. Half the city is away, the sales offices go quiet, and the market takes a breath.

AED 46.22 billion still went through it.

That is every kind of transaction the Land Department registers. Sales on their own came to AED 27.89 billion across 11,600 deals, which works out around AED 2.4 million a deal, slightly ahead of June. Fewer buyers than the spring, each one spending a little more.

Eight months into the year the running total sits at AED 523.44 billion across 148,564 transactions.

Here is the part worth slowing down for. Off-plan gets quoted at you constantly, because off-plan is where the deal count is, 76,650 of them so far this year. Ready property did 35,370, less than half as many, and still moved more money overall. Roughly AED 2.21 million on an average off-plan deal against AED 5.09 million on a ready one.

They are two different markets sharing one name. So when somebody hands you an average for the Dubai market, the question worth asking is which of the two they were counting.

If you want August pulled apart for the community you are actually looking at, name it in the comments or send it to [email protected] and we will do the numbers for that one. What is available right now is all on alranimproperties.com

Figures are Dubai Land Department transaction data for August and for January to August 2026.

The price on the listing is not the money that leaves your account. How much sits on top of it depends entirely on which...
11/09/2026

The price on the listing is not the money that leaves your account. How much sits on top of it depends entirely on which route you take, and the two are not close.

Buying off-plan, straight from the developer, is a short list. Four per cent to the Dubai Land Department, plus the developer's admin fee. Very little else applies, because there is no agency commission and no trustee office fee.

Buying ready or resale is the longer list. Here it is, roughly in the order you pay.

Four per cent of the purchase price to the Dubai Land Department, plus AED 580 for the title deed. It falls due at the transfer itself.

The transfer is signed at a registration trustee office, and they charge separately. AED 2,000 below AED 500,000, AED 4,000 at or above it, plus VAT either way.

Agency commission, two per cent of the price with five per cent VAT on top.

Borrowing adds two more. Mortgage registration at 0.25 per cent of the loan plus AED 290, and the bank's valuation at roughly AED 2,500 to AED 3,500, not refunded if the loan falls through.

Someone has to run the legal side. Your agent finds the right property and gets you to an agreed price. The conveyancer takes it from there, the checks, the paperwork and the transfer itself through to handover. From AED 3,300 plus VAT on a cash purchase, and AED 6,300 plus VAT with a mortgage.

Then the ones that keep coming, on either route. Service charges per square foot every year, with the approved rate for your building public on the Dubai REST app. A DEWA connection when you move in. Ejari if you let it out.

Added up on a ready property, most buyers land near six to seven per cent of the price on top. Off-plan lands far lower. It is far easier to plan for than to be surprised by.

Comment COSTS and we will send you the whole thing on one page, both routes side by side. Or send a specific unit to [email protected] and we will price it line by line. More at alranimproperties.com

10/09/2026

Comment ROI and we will send you the project, the price list, the payment plan and the full terms.

Al Maktoum International is being expanded into what is planned to be the world's largest aviation hub by passenger capacity. Two hundred and sixty million passengers a year once the whole thing is finished.

Here is the part that gets mixed up. The airport sits in Dubai South. That is not the only place worth looking at. The community next door, Dubai Industrial City, is a fifteen to twenty minute drive from the terminal, and it is still priced like a community rather than an airport district.

There is one residential building there we keep coming back to. Studios, one, two and three bedrooms. The developer runs an investment programme on it that pays 10% net a year for ten years, with service charges covered for the same ten years and property management included.

That programme is offered and guaranteed by the developer, not by Al Ranim Properties. The developer's terms and conditions apply and we will send you those in full, so you can read them yourself before you decide anything. Al Ranim Properties acts as the real estate broker and does not provide or guarantee investment returns.

Prices and floor plans go out by message rather than in a caption, because the right answer depends on which unit and which payment plan you are looking at, and that is a conversation rather than a comment.

So, comment ROI below and it comes straight to you.

Al Ranim Properties, alranimproperties.com, or write to [email protected]

Trakheesi permit: 71949891247

09/09/2026

Most people compare Dubai communities backwards. They pick the name first, then look for reasons.

Try it the other way round. Four questions, in this order.

What kind of home do you actually want? JVC is apartment led, dense and still building. Al Furjan gives you villas and townhouses as well, on lower density streets.

How will you move, every day, for the next five years? Al Furjan has its own station on the Red Line, open since 2021. JVC does not have one inside the community, so you drive, or you make your way to a station outside it.

What is still going up on your street? Every one of those buildings is competing with you on the day you decide to sell.

And what are you willing to give up? Space, or a shorter commute. There is no version of this where you get both.

Answer those four honestly and the choice usually makes itself.

One thing you will not get from us is a line about which one is cheaper. Price moves by the unit and by the street, not by the postcode, and anyone quoting a single number for a whole community is guessing.

Neither community wins. One of them fits you.

If you are stuck between the two, send us your budget and which way you are leaning. We will tell you which one actually fits, including when the honest answer is neither. Message us here or write to [email protected], and you can see what is currently available in both communities on alranimproperties.com

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BC2-16 , Al Attar Business Center, Sheikh Zayed Road
Dubai

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+971585863986

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