Ecem ReyhanDubai · Real Estate
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Buying remotely

Six steps, none of them in person.

The question I hear most is: "How are we supposed to trust this?" There's no one-sentence answer, so I broke the process into six steps. At each one you see in writing where your money goes, which document you now hold, and what happens next.

Ecem Reyhan signing the contract with a client
We read every clause together before signing.

The steps, in order

  1. Intro & needs

    The first call covers budget, purpose and timing. If Dubai isn't right for you, I'll say so that same day. Neither of us wants a decision you regret a few years from now, so I'd rather be straightforward from the start.

  2. Shortlist

    I come back with three to five options that match your criteria, each one with its floor plan, its payment schedule and a realistic rental estimate. I write down the weaker points as well. If none of them sit right with you, we build the list again together.

  3. Payment plan

    Off-plan usually means around 20% down and the balance in instalments through construction. Every cost goes into one table, the 4% DLD transfer fee included. Nothing gets added to that table later on.

  4. Contract & title

    Your payment goes to the developer's RERA-supervised escrow account, not to me. That account is government-regulated, and funds are released to the developer only as construction progresses. We read the clauses together before you sign anything.

  5. Handover & design

    At handover I take the unit over on your behalf. I prepare the snagging list and follow the developer through until every item is resolved. After that I design it, furnish it, and hand it to you photographed and ready to rent.

  6. Income & management

    I track your rental or Airbnb income and report on it regularly. Dubai charges no income tax on rent, so the number that lands in your account is the number we both look at.

Purchase costs in one table

ItemRate / amountNote
DLD transfer fee4%Charged once on the purchase price, paid to the Dubai Land Department.
Agency commission~2%Applies to ready (secondary) purchases only. On off-plan the investor pays no commission.
Admin fee (off-plan)AED 3,000-6,000A processing fee the developer charges on off-plan purchases in place of commission. It varies by project and by developer.
Registration / Oqood fee~AED 4,000Paid as Oqood pre-registration on off-plan, or as a title registration fee on ready units.
Annual service chargevaries by projectCharged yearly per square metre, depending on the building's amenities. I factor it into the yield calculation from the start.

Gross rental yields by area

AreaGross yieldNote
Dubai Creek Harbour6-7%Central location, tenants found quickly; steady returns.
Dubai South7-9%Low entry prices push yields up; the real upside is long term.
Dubai Islands7-8%Strong for short-term rentals; expect some seasonal swing.
Expo City6-7%Mostly corporate and long-term tenants; predictable income.
Abu Dhabi · Yas Island6-8%Carried by tourism and the events calendar; short-term income spikes in weeks like the F1.
Dubai Marina12-15%Short-term demand runs strong all year in furnished, well-managed units; one of the highest-yielding areas in the market.
Downtown Dubai12%Short-term demand around the Burj Khalifa never stops; keep occupancy high and the yield settles in this band.
Dubai Hills Estate9-12%Mostly family tenants and steady demand; villas and apartments side by side.
JVC (Jumeirah Village Circle)9-10%Low entry prices lift yields; tenant turnover is quick.

These bands are for apartments. Move to a villa in the same area and gross yield usually drops to 4-5%. The figures reflect the general market; for every option I put in front of you, I also work out its own yield table.

Most asked

Is it safe to buy property in Dubai?

Yes, the process is government-regulated. Off-plan payments sit in an escrow account supervised by RERA, and the developer only draws on it as construction progresses. The title deed is registered in your name at the Dubai Land Department. You keep the paperwork for every step. We also go through the developer's past projects and delivery record together while we're still choosing.

Can I buy from Turkey or Europe without flying in?

You can, and most of my clients do exactly that. Reservation, contract and payments are completed remotely, with a power of attorney covering the title formalities when one is needed. I view the units on your behalf and walk you through them on video. A Golden Visa approval is usually followed by one trip here for biometrics and the medical.

Who do I pay?

You pay into the developer's government-supervised escrow account. Because the account sits under RERA supervision, the money doesn't reach the developer directly; it is released as construction progresses. You keep the receipt and the bank confirmation for every transfer, and I share the payment schedule in writing before you sign anything. Nothing is ever paid into my account.

What does buying in Dubai actually cost?

Budget roughly 6-7% on top of the purchase price. The biggest item is the 4% DLD transfer fee. A ready unit carries around 2% commission; off-plan carries no commission but an admin fee of AED 3,000-6,000 and the Oqood registration fee instead. Then there's the annual service charge. I put all of it in one table before you commit.

What's the rental yield?

Across the five areas I focus on, gross yields run between 6% and 9% a year. Areas like Marina, Downtown, Dubai Hills and JVC go higher than that, and the table below has all of them. Where you land within a band comes down to the area, the unit type and how you rent it out. For every option we look at I also work out a realistic yield table of its own.

Is rental income taxed in Dubai?

Dubai charges no income tax on rent and no annual property tax. Your home country's reporting rules may be different, and they aren't the same in the Netherlands, Germany and Turkey. I'd ask a tax advisor in your own country. Whatever they ask for, such as the tenancy contract or a statement of income, I prepare and send over to you.

How much property do I need for a Golden Visa?

Property worth AED 2 million or more qualifies you for a ten-year Golden Visa. You can get there with one unit or with the combined value of several title deeds. The visa covers your spouse and children. I prepare the paperwork, book the appointments and stay with it through to the approval.

Off-plan or ready property?

Choose ready if you want income straight away, off-plan if you'd rather spread the payments over time. Off-plan means around 20% down and instalments through construction, so the price is better while the rental income waits for handover. A ready unit needs more capital upfront and earns from the first month. We compare the two with real numbers.

What if handover is delayed?

Handover dates are contractual. We discuss delay risk while we're still choosing, and I favour projects whose contracts carry a delay compensation clause. We also read the handover clause together before you sign. If a delay does happen, I take on the correspondence and the follow-up with the developer on your behalf, and I keep you posted as things move.

1-bed or 2-bed?

A one-bed suits you better if rental yield is the priority, a two-bed if you're thinking about residency or resale. One-beds cost less to buy and find tenants quickly. Two-beds tend to keep tenants longer and appeal to a wider pool of buyers later. We compare them against the rental figures for the area.
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If you don't know where to start, write to me.

Fill in the short form and you'll know exactly what you get back. A realistic first assessment based on your budget and your goal: which area, which unit type, which yield range. And if Dubai doesn't look right for you, I'll tell you that instead.

Pre-assessment formor reach me directlyWhatsApp · +971 55 436 1614
Ecem Reyhan on the presentation floor of a Dubai project