Adding to a Dubai portfolio with a clear view on yield, exit and tenancy.
The second and third purchase are where discipline matters. Gross yields are easy to quote and easy to miss once service charges, vacancy and finance are counted. Sthira builds each acquisition around your net return and your exit, not the developer’s launch calendar.
Investors who already own in the UAE, or hold property elsewhere, and want to grow a portfolio deliberately rather than deal by deal.
The picture
What you need to know before you buy.
Where the yield actually is
Dubai’s average gross residential yield sits around 7 percent in 2026, but the spread between communities is wide. Mainstream apartment districts such as Jumeirah Village Circle, Arjan and Dubai Silicon Oasis return roughly 8 to 9.5 percent gross. Established prime areas such as Dubai Marina and Business Bay return 5.5 to 7.5 percent, and Downtown 4 to 6 percent. Villas generally return 4 to 6 percent but have stronger capital performance and lower turnover.
Net yield is what matters. Service charges, chiller fees, agency and vacancy typically take one to two percentage points off the gross figure, and more in buildings with high running costs. We underwrite every opportunity on net numbers.
Financing tightens as you grow. The Central Bank caps loan-to-value at 60 percent on an expatriate’s second or investment property and 50 percent on off-plan, and total repayments cannot exceed half of gross income. Structuring the order of purchases around these limits is part of the plan.
How Sthira helps
One advisor, start to finish.
How Sthira builds a portfolio
We start with what you already hold, then define the return you need from the next acquisition and the exit horizon. From there we search the whole market, including off-market owners and developer allocations, and present only what clears the net-yield bar.
After completion we coordinate tenanting through Ejari-registered leases, keep an eye on the RERA rent index for renewals, and flag when an asset should be sold or refinanced. Clients who want it get a standing portfolio review twice a year.
Questions we are asked
Straight answers.
What is a realistic net rental yield in Dubai?
Gross yields of 6 to 9 percent are common in mainstream apartment communities; net is typically 1 to 2 points lower after service charges, vacancy and agency fees. Prime and villa communities return less but tend to hold capital better.
How much can I borrow on a second property?
The Central Bank caps loan-to-value at 60 percent for an expatriate’s second or investment property and 50 percent for off-plan. Banks may apply stricter internal limits.
Should I buy off-plan or ready for yield?
Ready property produces income immediately and can be underwritten on actual rents. Off-plan can offer better entry prices but carries completion risk and a 50 percent finance cap. We use both, deliberately.
Does Sthira manage the property afterwards?
We coordinate tenanting and renewals through licensed partners and advise on hold, sell or refinance decisions. Day-to-day management is arranged through vetted property managers.
Private enquiry
Tell us what you are looking for. We will tell you honestly whether we can find it.
Every engagement begins with a private conversation. No listings, no pressure.