Yield-first investors looking for Dubai's strongest cash-on-cash returns. Mario Costa runs a separate diligence sheet for yield clients, focused on net (not gross) and rental track record, not marketing brochure numbers.
Mario publishes the working ranges for net rental yield (after service charge, agency, vacancy) by community: JVT and JVC 7.0 to 8.5 percent, Business Bay 6.5 to 8 percent, Dubai Marina 6.5 to 8.5 percent, Creek Harbour 6.0 to 7.5 percent, Palm Jumeirah 5.5 to 7 percent. The yield premium in JVT/JVC is the trade-off for less prestige and slightly weaker capital appreciation runway.
Service charge. The single biggest line item. A Marina 1-bed listed at 7.5 percent gross drops to roughly 5.2 percent net once 22 AED/sqft service charge, 5 percent annual agency fee, and one-month vacancy allowance come off. Mario's pricing sheet always shows net at the bottom. If a property only has gross yield published, it's marketing, not analysis.
JVT, JVC, Business Bay, Dubai Marina (specific buildings, not the whole community), Creek Harbour entry-tier 1-beds. Short-term rental potential on Palm and Marina branded units shifts the math upward but adds management complexity, so Mario walks short-let math separately.
Real RERA-approved service charge per sqft for the specific building, not the community average. Tenant placement timeline (typical 30 to 60 days for ready properties in Marina and Creek). Building management quality (Mario maintains a tier list and won't recommend buildings in the bottom tier even at attractive yield). Net yield calc with realistic vacancy (one month per year minimum) and 5 percent agency fee.
Every conversation starts with a 30-minute call to understand goals, budget, and timeline. No pitch, no pressure.