Real Estate Investment Calculator 2025 - Free ROI, IRR & Cash Flow Analysis
The Only Truly Free, Investor-Grade Property Investment Calculator (No Sign-Up, No Limits)
Calculate your real estate investment returns in 30 seconds - completely free, no registration required.
Whether you're learning how to invest in real estate or analyzing property investments in Dubai, UK, Thailand, or building a global real estate portfolio, our professional calculator delivers bank-level precision for serious investors.
Run bank-level numbers in 30 seconds - 100% free. Get comprehensive investment metrics including Cash-on-Cash Return, IRR (Internal Rate of Return), Cap Rate, Equity Multiple, and Total Profit on Exit. Our calculator includes full tax modeling with depreciation, capital gains, and recapture calculations, plus 50-year hold and exit scenarios with balloon loans and refinancing options.
Compare up to 5 investment properties side-by-side, run one-click sensitivity analysis adjusting rent, price, rates and vacancy, then export and print professional PDF reports instantly.
Works perfectly for UK buy-to-let properties, Dubai real estate, Abu Dhabi investments, Phuket villas, Bangkok condos and global real estate portfolios.
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Lion & Land ROI Calculator
You can save up to 3 scenarios for comparison.
Sources: DLD - Golden Visa (Investor), The National - down payment update (24 Jan 2024), Sovereign Group - down payment update (5 Mar 2024), Thailand BOI - LTR, Thailand BOI - SMART Visa, Thailand Privilege, Thailand.go.th - investment not less than 10M THB, Thailand Immigration - regulation notice (EN PDF), Greece Ministry of Migration and Asylum - Golden Visa, WFW - Law 5100/2024 key points, Wise - Greece Golden Visa guide (Dec 2025).
| Metric | Definition / Formula | Notes |
|---|---|---|
| Total ROI (after tax) | (Cumulative net cash flow + net sale proceeds - total invested cash) / total invested cash | Net sale proceeds = sale price × (1 - selling costs) - remaining loan - capital gains & depreciation recapture taxes. |
| Annualized ROI (after tax) | ((1 + Total ROI)^(1 / holding years) - 1) | Same net basis as Total ROI; in code: annualizedROI = (Math.pow(1 + totalProfit/outOfPocket, 1/maxYear) - 1). |
| IRR (after tax) | IRR of all cash flows incl. net sale proceeds | Includes loan payoff, selling costs, capital gains & recapture taxes in the terminal cash flow. |
| Total Profit | net sale proceeds + cumulative net cash flow - total invested cash | Displayed in KPI as “Net gain after sale”. |
| Equity Multiple | (Cumulative net cash flow + net sale proceeds) / total invested cash | Net basis; consistent with KPI calculation. |
| Cash-on-Cash | Year 1 net cash flow / total invested cash | Uses Year-1 cash flow and initial out-of-pocket (down payment + purchase extras). |
| Cap Rate | Year 1 NOI / Purchase price | NOI = rent × 12 × (1 - vacancy) - (taxes + insurance + maintenance + management). Excludes mortgage. |
| DSCR | Year 1 NOI / Year 1 debt service | NOI = rent - operating costs (excludes mortgage). Debt service = yearly interest + principal repayment. Values above 1.00 mean NOI covers debt service. |
| Break-even (year) | First year where cumulative net cash flow ≥ total invested cash | As computed in the yearly cash flow loop. |
| Net sale proceeds (after tax) | sale price × (1 - selling costs) - remaining loan - (capital gains tax + depreciation recapture tax) | Used by KPI metrics. |
| Total ROI (if sold, before tax & fees) | ((Cumulative net cash flow + Equity) - Initial investment) / Initial investment | Equity = property value - remaining loan. This table metric is gross (no taxes/selling costs). |
What are typical extra purchase costs in Bavaria?
In Bavaria, Germany, expect these mandatory additional costs when purchasing property:
- Notary fees: Typically 1-2% of purchase price (mandatory for all transactions)
- Land transfer tax: 3.5% of purchase price
- Registration fees: About 0.5% for land registry entry
How should I set the down payment?
The down payment affects your loan-to-value ratio (LTV). In Germany:
- Banks typically require 20-30% equity for investment properties. At LION & LAND we can exclusively offer our clients 10% equity deals if they qualify.
- Higher down payments result in better interest rates
- Consider keeping reserves for unexpected costs
Hard-coded market claims (like fixed annual price growth) can be wrong fast. This tool keeps it flexible so you can set your own assumptions.
- Use real data sources: Check official indices and local comparables, then set appreciation, rent growth, and vacancy assumptions.
- Stress test: Run a scenario with flat prices, higher rates, and higher vacancy. If the deal still works, you are safer.
References: Destatis - House Price Index, Deutsche Bundesbank - real estate prices
Net Profit = Sale Proceeds + Cumulative Cash Flow - Initial Investment
Compound annual growth rate (CAGR)
NOI = Gross Rent - Vacancy - Operating Expenses
Cash return on actual cash invested
Internal Rate of Return (or MIRR when IRR is non-unique)
Total cash return multiple
When investment is recovered
Total net gain from investment
When does negative cash flow make sense?
Properties might show negative cash flow but still be good investments when:
- High appreciation potential: Expected value growth outweighs short-term losses
- Tax benefits: Losses may be deductible against other income
- Strategic locations: Prime areas with long-term rental demand
Interpreting the sensitivity analysis
The tool shows how changes in assumptions affect your returns:
- Pessimistic: Rent/value growth 1-2% below your estimate
- Base Case: Your current assumptions
- Optimistic: Rent/value growth 1-2% above your estimate
Adjust these ranges using the percentage selectors for custom scenarios.
This section explains how financing inputs are treated in the model. Lending terms are lender-specific, so use your term sheet as the source of truth.
- Amortizing loan: Monthly payment uses the standard PMT formula (monthly compounding). Payments are split into interest and principal each period.
- Interest-only: Monthly payment = loan amount × (annual rate / 12). Principal stays outstanding until sale or refinance.
- Term vs amortization: If term is shorter than amortization, the model assumes a balloon balance at term end unless you model a refinance.
- DSCR (yearly): DSCR = yearly NOI / yearly debt service. Many lenders look for DSCR above roughly 1.20-1.30, but it varies widely.
Last reviewed: 10 Jan 2026.
- Germany: Real estate purchase contracts generally require notarization (BGB Section 311b). Notary and land registry fees are regulated (GNotKG). For consumer purchases of apartments and single-family homes, broker commission split rules apply (BGB Section 656c) when both parties pay.
- Thailand: Foreign buyers usually focus on condos (foreign quota) or leasehold structures for landed property. Fees and taxes vary by seller situation - confirm transfer costs and proof-of-funds requirements (FET) before marketing any net returns.
- Dubai short-term rentals: Operating holiday homes typically requires registration in the DET Holiday Homes system and permits for units. Rules and penalties apply.
- UAE visas: Residency pathways and thresholds can change. Always verify with official portals before making claims.
- General: This calculator is for estimation and scenario analysis. It is not legal, tax, or investment advice.
Sources: BGB Section 311b (notarization requirement), BGB Section 656c (broker commission split), GNotKG (regulated fees), Dubai DET - Holiday Home operator registration
Last reviewed: 10 Jan 2026.
- Land ownership: Foreign individuals generally cannot own land in Thailand directly. Common investor routes are (a) freehold condo within the foreign quota, or (b) leasehold structures (often used for villas and landed homes).
- Freehold condo (foreign quota): Foreigners can own a condo unit in their own name, but each project has a foreign ownership quota (commonly referenced as 49% of total saleable floor area). Make sure quota is available before paying big deposits.
- Proof of funds (FET): For foreign freehold condo registration, Thai banks typically issue proof of foreign exchange transaction / FET documentation showing the purchase funds came from abroad in foreign currency. Missing or incorrect documents can block title registration.
- Closing costs: At transfer, you will typically see a 2% transfer fee based on the official appraisal value, plus taxes such as specific business tax (often 3.3%) or stamp duty (0.5%) depending on the seller situation, and withholding tax which varies by seller type and holding period. These are often negotiated in the sale contract.
- Annual property tax: Thailand has an annual land and building tax framework (effective since 2020) assessed on official values, with rates depending on use (residential vs commercial vs vacant).
- Proposals: Periodically there are proposals to extend leasehold terms (eg to 99 years) or raise foreign condo quotas. Treat these as not law unless confirmed by official publication or a reputable Thai law firm update.
Sources: ASEAN Briefing - foreign buyer overview, CBRE Thailand - foreign purchase basics and taxes, DLA Piper RealWorld - transfer fees overview, Wise - FET proof of foreign exchange transaction, Tilleke - Land and Building Tax Act
Thailand has multiple long-term stay paths. The right one depends on your profile (income, assets, work, investment type) and on current immigration practice. Use official sources and confirm with a qualified advisor before you market anything as "guaranteed".
Q: What long-term stay options exist for Thailand for investors and high-potential individuals?
- LTR (Long-Term Resident) visa: A BOI-driven program with up to 10 years permission to stay (5 years + extension), aimed at specific categories (wealthy, professionals, retirees, etc.).
- Thailand Privilege: Paid residence membership programs (multi-year) with service benefits. These are not "investment returns" and terms can change.
- SMART Visa: A separate long-stay option tied to targeted industries (investors, executives, talent, startups), with specific eligibility rules.
- Investment-linked permits (10M THB reference): Thai MFA and embassy guidance for Non-Immigrant "B" includes a pathway where investing not less than 10 million THB is linked to a 2-year permit under certain criteria.
Sources: Thailand BOI - LTR Visa, Thailand MFA - Non-Immigrant Visa B (investment criteria incl. 10M THB reference), Royal Thai Embassy London - Non-Immigrant visas (10M THB reference)
Marginal Tax Rate
This represents your personal income tax rate applied to deductible expenses. Expenses marked as tax deductible (with the % icon) will reduce your taxable income by that amount, resulting in tax savings that improve your cash flow.
Depreciation Deduction
This represents the annual depreciation expense that can be deducted from taxable income. This improves your cash flow through tax savings.
Inflation Rate
The annual inflation rate affects the growth of expenses over time. Unless you specify a custom growth rate for an expense, all operating expenses will increase annually by this inflation rate.
Expense Growth Rate
For each expense, you can set a custom annual growth rate. This allows you to model expenses that may grow faster or slower than general inflation. If left blank, the inflation rate will be used.
Currency Selection
Choose between EUR, USD, GBP, or AED to display all monetary values in your preferred currency. The formatting will automatically adjust to the selected currency's standards.
Value-Add Opportunities
Strategically improve your ROI through these approaches:
- Renovations: Targeted upgrades can increase property value and rental income
- Efficiency Improvements: Reduce operating costs with energy-efficient systems
- Lease Optimization: Adjust lease terms to match market conditions
- Tax Benefits: Maximize deductions and depreciation
Timing Your Sale
The optimal time to sell depends on:
- Market appreciation trends in your area
- Loan amortization progress
- Tax implications of capital gains
- Reinvestment opportunities available
Dubai (DLD, typical secondary market)
- DLD transfer fee: 4% of the sale value (allocation can be agreed, but often paid by the buyer).
- Trustee / service partner fees: Trustee fees apply and can depend on property value (plus VAT).
- Admin fees: DLD processing fees apply (for example title deed issuance and fixed knowledge/innovation fees).
- Mortgage registration (if financed): commonly quoted as 0.25% of the loan amount plus fixed admin fees.
Source: Dubai Land Department - sale registration fee example
Abu Dhabi (TAMM / DMT, development zones)
- Real estate registration fee: 2% of the contract value.
- E-services fee: as listed on the TAMM service page.
- Mortgage contract registration (if financed): separate fee applies (percentage based).
Sources: TAMM - sale and purchase registration, TAMM - mortgage registration
Rules can change and can differ by emirate, property type, and whether the property is mortgaged. Use this as guidance only - always verify your exact case with the official portals.
Q: What is the minimum property value for a UAE Golden Visa through real estate in Dubai?
A: The common threshold referenced by official Dubai services is AED 2,000,000 (property purchase value at the time of purchase).
Q: Is there still a minimum down payment requirement for the UAE Golden Visa property route?
A: Multiple updates since 24 Jan 2024 reported removal of the earlier AED 1,000,000 or 50% minimum down payment condition for Golden Visa qualification via property. At the same time, the Dubai Land Department Golden Visa investor service still mentions documentation for mortgaged cases (for example, a bank letter showing AED 2,000,000 paid amount). Treat this as a live compliance item, not a marketing claim.
Q: What is the Dubai property investor residence (2-year) threshold and mortgage condition?
A: The Dubai Land Department investor residence route is commonly shown from AED 750,000. For mortgaged properties, official guidance states that 50% of the value must be paid or an amount equivalent to AED 750,000 must be paid, with a bank no-objection letter and mortgage account statement.
| Pathway | Typical duration | Typical property threshold | Notes |
|---|---|---|---|
| Dubai property investor residence (DLD pathway) | 2 years (renewable) | From AED 750,000 | Mortgage cases can have minimum-paid requirements and bank letters. |
| Golden Visa - property investor (Dubai) | 10 years (renewable) | From AED 2,000,000 | Down payment rule has been reported removed, but mortgaged cases can still require specific proof/documents. |
- Do not treat this as guaranteed. Final approval depends on the authority and your case.
Sources: DLD - Golden Visa application (Investor), DLD - Investor Residence Application, The National (24 Jan 2024) - down payment update, Sovereign Group (5 Mar 2024) - down payment update
Reality: Tax is jurisdiction-specific and case-specific. Treat outputs as estimates unless your tax advisor confirms inputs and method.
- US depreciation: Residential rental property is commonly depreciated over 27.5 years, nonresidential real property over 39 years.
- US sale: Depreciation-related gain can be taxed differently (unrecaptured Section 1250 gain concepts can apply).
- UK: CGT rates and reporting deadlines can change. Always check current GOV.UK guidance before relying on a scenario.
- Germany: Outcomes depend on holding period, use case, and structure (private vs corporate). Do not map US/UK rules onto Germany.
Primary references: IRS Pub 527, IRS Pub 544, GOV.UK CGT rates, GOV.UK CGT reporting and payment
Lion & Land ROI Calculator
You can save up to 3 scenarios for comparison.
Sources: DLD - Golden Visa (Investor), The National - down payment update (24 Jan 2024), Sovereign Group - down payment update (5 Mar 2024), Thailand BOI - LTR, Thailand BOI - SMART Visa, Thailand Privilege, Thailand.go.th - investment not less than 10M THB, Thailand Immigration - regulation notice (EN PDF), Greece Ministry of Migration and Asylum - Golden Visa, WFW - Law 5100/2024 key points, Wise - Greece Golden Visa guide (Dec 2025).
| Metric | Definition / Formula | Notes |
|---|---|---|
| Total ROI (after tax) | (Cumulative net cash flow + net sale proceeds - total invested cash) / total invested cash | Net sale proceeds = sale price × (1 - selling costs) - remaining loan - capital gains & depreciation recapture taxes. |
| Annualized ROI (after tax) | ((1 + Total ROI)^(1 / holding years) - 1) | Same net basis as Total ROI; in code: annualizedROI = (Math.pow(1 + totalProfit/outOfPocket, 1/maxYear) - 1). |
| IRR (after tax) | IRR of all cash flows incl. net sale proceeds | Includes loan payoff, selling costs, capital gains & recapture taxes in the terminal cash flow. |
| Total Profit | net sale proceeds + cumulative net cash flow - total invested cash | Displayed in KPI as “Net gain after sale”. |
| Equity Multiple | (Cumulative net cash flow + net sale proceeds) / total invested cash | Net basis; consistent with KPI calculation. |
| Cash-on-Cash | Year 1 net cash flow / total invested cash | Uses Year-1 cash flow and initial out-of-pocket (down payment + purchase extras). |
| Cap Rate | Year 1 NOI / Purchase price | NOI = rent × 12 × (1 - vacancy) - (taxes + insurance + maintenance + management). Excludes mortgage. |
| DSCR | Year 1 NOI / Year 1 debt service | NOI = rent - operating costs (excludes mortgage). Debt service = yearly interest + principal repayment. Values above 1.00 mean NOI covers debt service. |
| Break-even (year) | First year where cumulative net cash flow ≥ total invested cash | As computed in the yearly cash flow loop. |
| Net sale proceeds (after tax) | sale price × (1 - selling costs) - remaining loan - (capital gains tax + depreciation recapture tax) | Used by KPI metrics. |
| Total ROI (if sold, before tax & fees) | ((Cumulative net cash flow + Equity) - Initial investment) / Initial investment | Equity = property value - remaining loan. This table metric is gross (no taxes/selling costs). |
What are typical extra purchase costs in Bavaria?
In Bavaria, Germany, expect these mandatory additional costs when purchasing property:
- Notary fees: Typically 1-2% of purchase price (mandatory for all transactions)
- Land transfer tax: 3.5% of purchase price
- Registration fees: About 0.5% for land registry entry
How should I set the down payment?
The down payment affects your loan-to-value ratio (LTV). In Germany:
- Banks typically require 20-30% equity for investment properties. At LION & LAND we can exclusively offer our clients 10% equity deals if they qualify.
- Higher down payments result in better interest rates
- Consider keeping reserves for unexpected costs
Hard-coded market claims (like fixed annual price growth) can be wrong fast. This tool keeps it flexible so you can set your own assumptions.
- Use real data sources: Check official indices and local comparables, then set appreciation, rent growth, and vacancy assumptions.
- Stress test: Run a scenario with flat prices, higher rates, and higher vacancy. If the deal still works, you are safer.
References: Destatis - House Price Index, Deutsche Bundesbank - real estate prices
Net Profit = Sale Proceeds + Cumulative Cash Flow - Initial Investment
Compound annual growth rate (CAGR)
NOI = Gross Rent - Vacancy - Operating Expenses
Cash return on actual cash invested
Internal Rate of Return (or MIRR when IRR is non-unique)
Total cash return multiple
When investment is recovered
Total net gain from investment
When does negative cash flow make sense?
Properties might show negative cash flow but still be good investments when:
- High appreciation potential: Expected value growth outweighs short-term losses
- Tax benefits: Losses may be deductible against other income
- Strategic locations: Prime areas with long-term rental demand
Interpreting the sensitivity analysis
The tool shows how changes in assumptions affect your returns:
- Pessimistic: Rent/value growth 1-2% below your estimate
- Base Case: Your current assumptions
- Optimistic: Rent/value growth 1-2% above your estimate
Adjust these ranges using the percentage selectors for custom scenarios.
This section explains how financing inputs are treated in the model. Lending terms are lender-specific, so use your term sheet as the source of truth.
- Amortizing loan: Monthly payment uses the standard PMT formula (monthly compounding). Payments are split into interest and principal each period.
- Interest-only: Monthly payment = loan amount × (annual rate / 12). Principal stays outstanding until sale or refinance.
- Term vs amortization: If term is shorter than amortization, the model assumes a balloon balance at term end unless you model a refinance.
- DSCR (yearly): DSCR = yearly NOI / yearly debt service. Many lenders look for DSCR above roughly 1.20-1.30, but it varies widely.
Last reviewed: 10 Jan 2026.
- Germany: Real estate purchase contracts generally require notarization (BGB Section 311b). Notary and land registry fees are regulated (GNotKG). For consumer purchases of apartments and single-family homes, broker commission split rules apply (BGB Section 656c) when both parties pay.
- Thailand: Foreign buyers usually focus on condos (foreign quota) or leasehold structures for landed property. Fees and taxes vary by seller situation - confirm transfer costs and proof-of-funds requirements (FET) before marketing any net returns.
- Dubai short-term rentals: Operating holiday homes typically requires registration in the DET Holiday Homes system and permits for units. Rules and penalties apply.
- UAE visas: Residency pathways and thresholds can change. Always verify with official portals before making claims.
- General: This calculator is for estimation and scenario analysis. It is not legal, tax, or investment advice.
Sources: BGB Section 311b (notarization requirement), BGB Section 656c (broker commission split), GNotKG (regulated fees), Dubai DET - Holiday Home operator registration
Last reviewed: 10 Jan 2026.
- Land ownership: Foreign individuals generally cannot own land in Thailand directly. Common investor routes are (a) freehold condo within the foreign quota, or (b) leasehold structures (often used for villas and landed homes).
- Freehold condo (foreign quota): Foreigners can own a condo unit in their own name, but each project has a foreign ownership quota (commonly referenced as 49% of total saleable floor area). Make sure quota is available before paying big deposits.
- Proof of funds (FET): For foreign freehold condo registration, Thai banks typically issue proof of foreign exchange transaction / FET documentation showing the purchase funds came from abroad in foreign currency. Missing or incorrect documents can block title registration.
- Closing costs: At transfer, you will typically see a 2% transfer fee based on the official appraisal value, plus taxes such as specific business tax (often 3.3%) or stamp duty (0.5%) depending on the seller situation, and withholding tax which varies by seller type and holding period. These are often negotiated in the sale contract.
- Annual property tax: Thailand has an annual land and building tax framework (effective since 2020) assessed on official values, with rates depending on use (residential vs commercial vs vacant).
- Proposals: Periodically there are proposals to extend leasehold terms (eg to 99 years) or raise foreign condo quotas. Treat these as not law unless confirmed by official publication or a reputable Thai law firm update.
Sources: ASEAN Briefing - foreign buyer overview, CBRE Thailand - foreign purchase basics and taxes, DLA Piper RealWorld - transfer fees overview, Wise - FET proof of foreign exchange transaction, Tilleke - Land and Building Tax Act
Thailand has multiple long-term stay paths. The right one depends on your profile (income, assets, work, investment type) and on current immigration practice. Use official sources and confirm with a qualified advisor before you market anything as "guaranteed".
Q: What long-term stay options exist for Thailand for investors and high-potential individuals?
- LTR (Long-Term Resident) visa: A BOI-driven program with up to 10 years permission to stay (5 years + extension), aimed at specific categories (wealthy, professionals, retirees, etc.).
- Thailand Privilege: Paid residence membership programs (multi-year) with service benefits. These are not "investment returns" and terms can change.
- SMART Visa: A separate long-stay option tied to targeted industries (investors, executives, talent, startups), with specific eligibility rules.
- Investment-linked permits (10M THB reference): Thai MFA and embassy guidance for Non-Immigrant "B" includes a pathway where investing not less than 10 million THB is linked to a 2-year permit under certain criteria.
Sources: Thailand BOI - LTR Visa, Thailand MFA - Non-Immigrant Visa B (investment criteria incl. 10M THB reference), Royal Thai Embassy London - Non-Immigrant visas (10M THB reference)
Marginal Tax Rate
This represents your personal income tax rate applied to deductible expenses. Expenses marked as tax deductible (with the % icon) will reduce your taxable income by that amount, resulting in tax savings that improve your cash flow.
Depreciation Deduction
This represents the annual depreciation expense that can be deducted from taxable income. This improves your cash flow through tax savings.
Inflation Rate
The annual inflation rate affects the growth of expenses over time. Unless you specify a custom growth rate for an expense, all operating expenses will increase annually by this inflation rate.
Expense Growth Rate
For each expense, you can set a custom annual growth rate. This allows you to model expenses that may grow faster or slower than general inflation. If left blank, the inflation rate will be used.
Currency Selection
Choose between EUR, USD, GBP, or AED to display all monetary values in your preferred currency. The formatting will automatically adjust to the selected currency's standards.
Value-Add Opportunities
Strategically improve your ROI through these approaches:
- Renovations: Targeted upgrades can increase property value and rental income
- Efficiency Improvements: Reduce operating costs with energy-efficient systems
- Lease Optimization: Adjust lease terms to match market conditions
- Tax Benefits: Maximize deductions and depreciation
Timing Your Sale
The optimal time to sell depends on:
- Market appreciation trends in your area
- Loan amortization progress
- Tax implications of capital gains
- Reinvestment opportunities available
Dubai (DLD, typical secondary market)
- DLD transfer fee: 4% of the sale value (allocation can be agreed, but often paid by the buyer).
- Trustee / service partner fees: Trustee fees apply and can depend on property value (plus VAT).
- Admin fees: DLD processing fees apply (for example title deed issuance and fixed knowledge/innovation fees).
- Mortgage registration (if financed): commonly quoted as 0.25% of the loan amount plus fixed admin fees.
Source: Dubai Land Department - sale registration fee example
Abu Dhabi (TAMM / DMT, development zones)
- Real estate registration fee: 2% of the contract value.
- E-services fee: as listed on the TAMM service page.
- Mortgage contract registration (if financed): separate fee applies (percentage based).
Sources: TAMM - sale and purchase registration, TAMM - mortgage registration
Rules can change and can differ by emirate, property type, and whether the property is mortgaged. Use this as guidance only - always verify your exact case with the official portals.
Q: What is the minimum property value for a UAE Golden Visa through real estate in Dubai?
A: The common threshold referenced by official Dubai services is AED 2,000,000 (property purchase value at the time of purchase).
Q: Is there still a minimum down payment requirement for the UAE Golden Visa property route?
A: Multiple updates since 24 Jan 2024 reported removal of the earlier AED 1,000,000 or 50% minimum down payment condition for Golden Visa qualification via property. At the same time, the Dubai Land Department Golden Visa investor service still mentions documentation for mortgaged cases (for example, a bank letter showing AED 2,000,000 paid amount). Treat this as a live compliance item, not a marketing claim.
Q: What is the Dubai property investor residence (2-year) threshold and mortgage condition?
A: The Dubai Land Department investor residence route is commonly shown from AED 750,000. For mortgaged properties, official guidance states that 50% of the value must be paid or an amount equivalent to AED 750,000 must be paid, with a bank no-objection letter and mortgage account statement.
| Pathway | Typical duration | Typical property threshold | Notes |
|---|---|---|---|
| Dubai property investor residence (DLD pathway) | 2 years (renewable) | From AED 750,000 | Mortgage cases can have minimum-paid requirements and bank letters. |
| Golden Visa - property investor (Dubai) | 10 years (renewable) | From AED 2,000,000 | Down payment rule has been reported removed, but mortgaged cases can still require specific proof/documents. |
- Do not treat this as guaranteed. Final approval depends on the authority and your case.
Sources: DLD - Golden Visa application (Investor), DLD - Investor Residence Application, The National (24 Jan 2024) - down payment update, Sovereign Group (5 Mar 2024) - down payment update
Reality: Tax is jurisdiction-specific and case-specific. Treat outputs as estimates unless your tax advisor confirms inputs and method.
- US depreciation: Residential rental property is commonly depreciated over 27.5 years, nonresidential real property over 39 years.
- US sale: Depreciation-related gain can be taxed differently (unrecaptured Section 1250 gain concepts can apply).
- UK: CGT rates and reporting deadlines can change. Always check current GOV.UK guidance before relying on a scenario.
- Germany: Outcomes depend on holding period, use case, and structure (private vs corporate). Do not map US/UK rules onto Germany.
Primary references: IRS Pub 527, IRS Pub 544, GOV.UK CGT rates, GOV.UK CGT reporting and payment