50% Post-handover payments | Fully furnished | Prime location

Apartment · Dubai Islands · Dubai

$1.8M3.8% projected yield51% occupancy3 bed4 bath235.59 m²

<p>REEF Luxury Developments is redefining beachfront living, introducing REEF 997 on Dubai Islands. A new benchmark in innovation and luxury, and the world’s first development to feature patented Outdoor Cooled Amenities. REEF 997 Features exclusive 63 residences, including elegant apartments, premium duplexes, and crown-jewel penthouse. Each home is enhanced with REEF’s globally patented Climate-Controlled Sunken Balconies and Winter Gardens, redefining private outdoor living with comfort and wellbeing, all year around. </p><p></p><p>At REEF 997, life flows with a unique rhythm of luxury, bal

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50% Post-handover payments | Fully furnished | Prime location

Dubai Islands · 997 Residences by Reef · Ref BF-943406658 Source verified · H M I Real Estate · listed 15 Jul 2026
Asking price · Freehold
$1,771,117
Inquire — direct to agent
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
235.59 m²
Gross yield
3.6%
Est. ADR
$362/night
Occupancy
51%
Brixfox Score 48 · DFinancial analysis ↓
Modelled from Airbnb listings we track across Dubai Islands — live calendar data. Projections are estimates, not financial advice.

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Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
Gross yield · all-in basis
3.6%
−2.3 pts in operating costs & local taxes
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by the AirDNA-measured asking-to-booked factor (~−33% on Bali). Occupancy is calibrated against AirDNA reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$362
Expected booked rate (asking −33%, AirDNA-calibrated)
Expected occupancy
51%
Full-year estimate, AirDNA-calibrated
Projected annual revenue
$67,159
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jan +30% · Low Jul -35%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
$
Acquisition costs· 4.6% of price, auto-calculated
$80,961
DLD Transfer Fee$70,845
Notary & registration$1,260
Legal fees$8,856
Renovation budget· Off-plan / new build — delivered brand-new, no renovation budgeted.
$
Furniture & STR launch· default ≈ $8,927/bedroom
$
All-in investment
$1,878,858
+6.1% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure on this page.
Gross annual revenue
$67,095
Management fee
%−$12,077
OTA / channel fees
%$-0
Cleaning (net of guest fees)
%−$2,684
Utilities, insurance & consumables
%−$6,710
Lodging / tourist tax
%−$3,355
Maintenance reserve
%−$17,711
Annual property tax
%$-0
Local income tax
%$-0
Net operating income
$24,559/yr
Net yield on all-in investment
1.3%

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%5% · Dubai Islands 5-yr avg — historical, not a forecast8%
Indicative total return
1.3%/yr
1.3% net yield + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

Dubai Islands

997 Residences by Reef, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.3% net yield on all-in cost
Occupancy
Average
51% average occupancy
Nightly Rate
Strong
$362 per night
Visual Appeal
Pending
Analysis pending
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

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Risks & What-If

What if occupancy changes?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

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Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 7+ yrs operating 220+ properties managed ~1h guest response

Skyline Holiday Homes

Vetted

DTCM-licensed holiday-home operator

18%
Management fee
of rental revenue — already in your Managed figures

Turnkey short-term rental management for Dubai apartments. DTCM permitting, hotel-grade housekeeping and yield optimisation across the towers.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • DTCM holiday-home permit & registration
  • DEWA / utilities & Ejari coordination
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Source verified · H M I Real Estate

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Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Dubai has no rental-income or annual property tax; a one-off 4% DLD transfer fee applies at purchase. Market factors in Dubai may impact actual yields.