# Dubai apartment yield: an after-service-charge Mollak worksheet (2026)

> See how a Dubai apartment's gross yield changes after its RERA-approved service charge, with a Mollak check and worked worksheet.

Source: https://withlida.com/insights/dubai-apartment-yield-mollak-worksheet

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:::intro
DLD's live Service Charge Index offers 2026 as a budget-year selection and says arrears are excluded, as verified on 11 September 2026. In the illustrative worksheet, an apartment advertised at 7.5% gross becomes 6.3% after the approved service charge. The inputs teach the method; retrieve the building-specific rate from [the index](https://dubailand.gov.ae/en/eservices/service-charge-index-overview/service-charge-index).
:::

:::summary
- Gross yield is rent divided by price; it does not deduct the building's service charge.
- DLD ties the owner's charge to the RERA-approved rate and title-deed area, as verified on 11 September 2026.
- An approved rate is specific to the selected property, use and budget year.
- In the illustrative case, an AED 12,000 annual charge moves the yield from 7.5% gross to 6.3% after service charge.
- The 6.3% is not a complete net yield because other costs sit outside this worksheet.
:::

## Gross and net yield answer different questions

Gross yield is annual rent divided by property price. It is a quick comparison, but it ignores owner costs.

Net yield deducts costs from rent before dividing by price. This worksheet deducts only the service charge, so “yield after service charge” is the precise label. Dubai Land Department, or DLD, defines service charges as annual RERA-approved owner charges for managing, operating, maintaining and repairing jointly owned property ([DLD FAQ, verified 11 September 2026](https://dubailand.gov.ae/en/frequently-asked-questions/)). RERA is DLD's Real Estate Regulatory Agency.

:::callout{variant="info" title="Formula box"}
**Gross yield (%)** = annual rent ÷ property price × 100

**Annual service charge** = approved rate per sq ft × applicable title-deed area

**Yield after service charge (%)** = (annual rent - annual service charge) ÷ property price × 100
:::

::figure{src="images/blog/dubai-apartment-yield-mollak-worksheet/inline-1.png" alt="Three-stage worked calculation from gross rent to yield after service charge" caption="The illustrative worksheet keeps the rate, area and deduction visible."}

## Retrieve the rate from the matched property

Mollak is DLD and RERA's service-charge system for jointly owned property. It monitors payments and related accounts and allows owner payments ([Mollak, verified 11 September 2026](https://mollak.dubailand.gov.ae/)). DLD's Service Charge Index is the public enquiry service for RERA-approved fees ([DLD, verified 11 September 2026](https://dubailand.gov.ae/en/eservices/service-charge-index-overview/)).

::::steps
:::step{title="Open the official index"}
Use the DLD website, Mollak or Dubai REST. DLD lists all three channels, as verified on 11 September 2026.
:::
:::step{title="Match the property"}
Use the certificate or title-deed route where available, or select the main project, project, use and budget year. DLD's flow asks for project, use and year ([DLD, verified 11 September 2026](https://dubailand.gov.ae/en/eservices/service-charge-index-overview/)).
:::
:::step{title="Record the basis"}
Save the approved rate, budget year and area basis. Do not substitute a rounded listing area.
:::
:::step{title="Reconcile the invoice"}
Compare the result with the latest invoice and payment statement. The live index says service charge does not include arrears, as verified on 11 September 2026.
:::
::::

::figure{src="images/blog/dubai-apartment-yield-mollak-worksheet/tool-1.webp" alt="Dubai Land Department Service Charge Index lookup" caption="The index requires property and budget-year details rather than a generic Dubai rate."}

## An approved rate is not a future bill

The index establishes a RERA-approved rate for the matched property, use and budget year. DLD says the budget is approved after an audit by an approved legal accounting office ([DLD FAQ, verified 11 September 2026](https://dubailand.gov.ae/en/frequently-asked-questions/)).

It does not establish next year's rate, payment status or the final amount on a later invoice. A future invoice may use another approved budget year, while arrears are excluded. DLD also distinguishes service charges from usage charges for common facilities in a main development ([DLD FAQ, verified 11 September 2026](https://dubailand.gov.ae/en/frequently-asked-questions/)).

DLD says the owner's share is the approved rate multiplied by the title-deed area ([DLD FAQ, verified 11 September 2026](https://dubailand.gov.ae/en/frequently-asked-questions/)). Record the listing area, title-deed area and index billing basis separately.

## Illustrative example: 7.5% becomes 6.3%

Every input below is invented. None is a rate, rent or price for a real building.

| Illustrative input | Amount | Use |
|---|---:|---|
| Property price | AED 1,000,000 | Yield denominator |
| Annual rent | AED 75,000 | Gross income |
| Applicable title-deed area | 800 sq ft | Chargeable area assumed |
| Approved service-charge rate | AED 15 per sq ft | Illustrative rate only |

Gross yield: AED 75,000 ÷ AED 1,000,000 × 100 = **7.5%**.

Annual service charge: 800 sq ft × AED 15 per sq ft = **AED 12,000**.

Income after the charge: AED 75,000 - AED 12,000 = **AED 63,000**. Yield after the charge: AED 63,000 ÷ AED 1,000,000 × 100 = **6.3%**.

The deduction changes the displayed yield by **1.2 percentage points**. It does not mean the apartment produced 6.3%, because rent, occupancy and costs remain assumptions until actual records replace them.

## Sensitivity: test the rate, do not guess it

The table holds the illustrative AED 1,000,000 price, AED 75,000 rent and 800 sq ft area constant. These are worksheet scenarios, not Dubai market ranges.

| Illustrative rate | Annual charge | Income after charge | Yield after charge |
|---:|---:|---:|---:|
| AED 10/sq ft | AED 8,000 | AED 67,000 | 6.7% |
| AED 15/sq ft | AED 12,000 | AED 63,000 | 6.3% |
| AED 20/sq ft | AED 16,000 | AED 59,000 | 5.9% |
| AED 25/sq ft | AED 20,000 | AED 55,000 | 5.5% |

For apartments with the same price and rent, a larger applicable area or higher approved rate produces a lower after-service-charge figure. For wider context, see withlida's [Dubai rental yield index](/insights/dubai-rental-yield-index-2026), then replace broad comparison numbers with building-specific records.

## Complete the cost file before relying on net yield

Service charge is one recurring cost. A fuller net-yield worksheet can add actual vacancy, leasing and management charges, repairs, insurance and mortgage interest. Acquisition costs belong in the initial cost basis, not in annual rent.

Keep the title deed, exact index result and budget year, latest invoice, payment status and tenancy contract together. DLD says Dubai REST gives owners service-charge information and payment access ([DLD, verified 11 September 2026](https://dubailand.gov.ae/en/eservices/dubai-rest/)).

### Official sources

- [DLD Service Charge Index overview](https://dubailand.gov.ae/en/eservices/service-charge-index-overview/), verified 11 September 2026
- [DLD live Service Charge Index](https://dubailand.gov.ae/en/eservices/service-charge-index-overview/service-charge-index), verified 11 September 2026
- [Mollak](https://mollak.dubailand.gov.ae/), verified 11 September 2026
- [DLD Frequently Asked Questions](https://dubailand.gov.ae/en/frequently-asked-questions/), verified 11 September 2026
- [DLD Dubai REST](https://dubailand.gov.ae/en/eservices/dubai-rest/), verified 11 September 2026

::::faq
:::faq-item{q="Who pays service charges for a Dubai apartment?"}
DLD defines the charge as an annual RERA-approved amount collected from the owner of a unit in jointly owned property, as verified on 11 September 2026.
:::
:::faq-item{q="How is the annual service charge calculated?"}
[DLD's FAQ](https://dubailand.gov.ae/en/frequently-asked-questions/), verified 11 September 2026, says to multiply the RERA-approved index rate by the area owned in the title deed. Match the project, use and budget year.
:::
:::faq-item{q="Is the index result the final invoice?"}
[DLD's Service Charge Index](https://dubailand.gov.ae/en/eservices/service-charge-index-overview/service-charge-index), verified 11 September 2026, confirms the approved rate for the matched selection and says it does not show arrears. Reconcile it with the unit's current statement.
:::
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:::callout{variant="note" title="Keep the worksheet current"}
Subscribe to the withlida market brief for sourced Dubai property explainers and data updates.
:::

:::callout{variant="info" title="Before you act"}
This guide is general information, not financial, legal, or investment advice. Fees, thresholds, and rules change; verify the current requirements and building-specific figures with the Dubai Land Department (DLD), RERA, or your licensed agent before you commit.
:::