Every figure on a Brixfox Dubai property page has a stored, auditable basis. This page explains that basis once, in full: what feeds each number, which costs we charge, and the cases where we deliberately show no number at all.
The Dubai catalogue is apartments, villas and townhouses advertised for sale in the emirate, ready and off-plan. Prices are stored in dirhams and shown in US dollars at the dirham's fixed peg (AED 3.6725 to the dollar), so a dollar figure is a conversion of a real quoted price, not of a floating rate. These are asking prices, not closed sales.
Most Dubai listings are pinned to their tower or project rather than to the unit, so every distance on a Dubai page — to the comparable Airbnbs, to the beach — is a vicinity measure.
A unit's projected nightly rate and occupancy come from the real Airbnb listings around it, inside the Dubai emirate only. Our data engine's UAE pool also holds Abu Dhabi, Sharjah and the northern emirates; none of those enter a Dubai estimate or a Dubai area table.
Occupancy is measured; the nightly rate is an asking rate. Occupancy comes from watching each calendar change day by day. Airbnb does not publish what a night actually sold for, so the rate beside it is the price the host advertised, corrected towards a booked rate.
Our history is short, and Dubai's season is not flat. Calendars for Dubai are read night by night from July 2026, so the area tables lead with completed months from July onward, and the winter months (November to March), when Dubai earns most of its year, have not yet been observed in full. Every page prints the window its figures were measured in. Forward months are never printed as occupancy: a calendar months ahead is mostly unbooked, which is booking pace, not history.
The yield's denominator is the price plus every one-time cost of a cash purchase, itemised and stored per listing:
We model a cash purchase, so there is no mortgage registration or valuation fee. A buyer financing the purchase pays those on top.
Projected annual revenue is reduced by an itemised, fully-managed operating stack — never by one blended percentage. The lines that scale with revenue:
And the lines that do not fall when the unit is let for fewer nights:
The Tourism Dirham is paid by the guest and is not charged. A unit whose fixed costs outrun its revenue reads a net of 0%; it is not hidden.
The net yield on a Dubai page is the fully-managed return: revenue less the operating stack above, over the all-in cost. Dubai levies no personal income tax on rental income, so for an individual owner that figure is also the after-tax figure. A unit held through a company is different: UAE corporate tax (9% above the threshold) can apply, and it is not in our number. Take advice before you choose the holding structure.
Where you also see a gross figure it is labelled gross and it is over the ASKING price, the number portals quote. The two are never printed under one label.
The headline on the Dubai hub and on the homepage is the median of the top-decile homes by BrixfoxScore, with the cut-off printed beside it ("score ≥ N") and the whole-catalogue median underneath. It is the top of the market by our own ranking, stated as such.
A projection that implies an implausible gross return on the asking price is withheld rather than published: above a fixed ceiling the likeliest explanation is a broken input — a rent scraped as a price, a mis-parsed bedroom count — not an extraordinary deal. A home that publishes no yield publishes no revenue and no net either, and says so in words rather than printing a zero.
Letting a unit by the night in Dubai needs a holiday-home permit from the Department of Economy and Tourism (DET), issued per unit to the operator or owner. There is no public register a third party can look a unit up in, so no Dubai listing on this site is described as licensed, permitted or approved for short-term letting, and none will be on the evidence available. The revenue we show assumes the unit can be let by the night; that is an assumption to verify, not a finding.
What we can carry is the inverse. Some communities' owners' associations restrict short-term letting outright — on the day this page was written that list read Arabian Ranches, Mudon, Emirates Hills, The Springs and The Meadows. A listing in one of them carries a "Short-let restriction — verify before buying" note on its page. That note comes from a maintained list, not a register: its absence does not mean a building allows short-term letting, and its presence is a reason to ask the association, not a legal ruling.
Foreign buyers can own freehold only in the designated freehold areas. Confirm the building's holiday-home rules, the permit and the ownership route for the specific unit before you underwrite it.