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One more missing fact: is this a cash purchase or financed? Borrowing costs can turn an acceptable property-level return into weak cash flow. I’d also model a tenant change, including a vacant period, management or leasing expense, and maintenance before the next occupancy.

The gross calculation works: AED 28,430 multiplied by 12 is AED 341,160, or about 8.7% of the price. I’d focus first on community or service charges rather than relying on a generic property-tax assumption. Find out exactly what applies to this townhouse and who bears each cost. Also verify...