How return is built
Total return = (sum of net rent) + (sale price − purchase price − transfer costs).
Worked example — 1BR, 5-year hold
Assumptions: purchase AED 2.2M (1BR ~988 sqft), gross rent AED 110K (5%), net AED 75K. Capital appreciation 4.2%/year.
1BR — 5-year return (AED, indicative)
| Purchase price | 2,200,000 |
|---|---|
| Net rent, 5 years | ~375,000 |
| Sale price (4.2% p.a.) | ~2,705,000 |
| Less transfer / agency | ~108,000 |
| Total return | ~772,000 |
| Approximate ROI | ~35% (5 years, ~6.2% annualised) |
Worked example — 3BR, 5-year hold
Assumptions: purchase AED 5M (3BR ~2,000 sqft), gross rent AED 230K (4.6%), net AED 160K. Capital appreciation 4.2%.
3BR — 5-year return (AED, indicative)
| Purchase price | 5,000,000 |
|---|---|
| Net rent, 5 years | ~800,000 |
| Sale price (4.2% p.a.) | ~6,148,000 |
| Less transfer / agency | ~246,000 |
| Total return | ~1,902,000 |
| Approximate ROI | ~38% (5 years, ~6.7% annualised) |
Stress-tests
Flat case: ROI to net yield only. Boulevard Point's frontage premium provides cycle resilience above non-frontage mid-tier.