Dubai vs Global
Dubai vs Global Property Markets: 16-Market Comparison
A global investor should compare final wealth, not isolated yield or appreciation. The approved model puts Dubai and 16 representative markets on the same AED-equivalent framework.
Topic lens
What This Article Covers
The essentials
Decision in Brief
- Compare final AED-equivalent wealth, not isolated yield or appreciation.
- The model puts Dubai and 16 representative markets on the same framework across rent, costs, tax, growth, exit and FX.
- Market comparison narrows the decision; property evidence completes it.
In This Article
Frozen benchmark table
The 16-market matrix is frozen. Dubai is modeled at 8.00% gross / 6.00% appreciation.
| Country | Representative market | Gross yield | Appreciation |
|---|---|---|---|
| India | Mumbai | 3.74% | 4.00% |
| United Kingdom | London | 5.90% | 2.00% |
| United States | New York – Queens | 6.00% | 2.00% |
| Singapore | OCR – Singapore | 3.60% | 5.60% |
| Hong Kong | Hong Kong | 3.50% | 1.20% |
| Australia | Sydney | 4.80% | 2.50% |
| Canada | Toronto | 5.00% | 3.50% |
| Sri Lanka | Colombo | 3.60% | 3.00% |
| Pakistan | Karachi | 4.00% | 5.00% |
| Nepal | Kathmandu | 2.00% | 2.00% |
| Bangladesh | Dhaka | 2.50% | 2.00% |
| Germany | Berlin | 3.00% | 2.00% |
| France | Paris | 3.00% | 1.00% |
| Portugal | Lisbon | 3.00% | 1.50% |
| Kenya | Nairobi | 5.00% | 0.00% |
| Nigeria | Lagos | 3.50% | 2.00% |
| Dubai | Selected communities | 8.00% | 6.00% |
What the model compares
The model compares property acquired for the same starting capital; rent; vacancy/operating costs; acquisition costs; recurring ownership costs; local tax assumptions; appreciation; exit costs; and FX vs AED — to a single AED-equivalent outcome.
Why AED conversion matters
An investor can experience positive local-currency property growth while still having a weaker AED-equivalent outcome if the local currency weakens or costs/taxes are higher.
How to use the output
Do not treat the top modeled result as an instruction to buy. Use it to identify which drivers deserve deeper property-level due diligence.
Where home markets can still make sense
A local market may offer familiarity, financing, personal-use value, local tax advantages, operational control or a uniquely attractive property. The Global tool is a structured benchmark, not a universal verdict.
Dubai-side frozen inputs
The Dubai side of the model uses an 8.00% gross rental benchmark, a 1.00% standard operating allowance, a 6.00% appreciation benchmark, 4% DLD registration paid by the buyer, and the full cost/tax/FX logic from the approved engine.
Final principle
Market comparison narrows the decision. Property evidence completes it.
Sources & Methodology
Dubai Land Department (DLD)
SupportsRegistration and fee structure
PeriodCurrent framework
Last reviewedSeptember 2026
LimitationVerify current statutory fees before relying on them.
- Frozen 16-market yield/appreciation matrix and the same-capital methodology are shown inside the comparison tool.
- Limitations: frozen planning benchmarks, not forecasts; verify your own home-country tax position.
Educational information only — general information, not personalised investment, tax or legal advice. Verify current fees, rules and market data with official sources before deciding; figures in the Decision Lab are illustrative planning scenarios, not guarantees.
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