Tools
Off-Plan IRR Calculator
Most off-plan calculators show you ROI. It's the wrong lens. ROI tells you how much you made — it says nothing about how long your money was tied up to make it. Two deals can show the identical 40% ROI while one returned it in two years and the other in five; ROI can't tell them apart. Off-plan payments are staggered across a construction timeline, not paid in one lump sum, and a developer running late doesn't just delay your keys — it delays the point at which your capital starts working for you again, even if your eventual profit doesn't change at all.
The correct metric is IRR — Internal Rate of Return — or more precisely XIRR (the same calculation adjusted for irregular payment dates, since off-plan instalments rarely land on neat annual anniversaries). It's the annualised return that accounts for exactly when each payment went out and when your return came back. This calculator builds your actual payment schedule, lets you stress-test a developer delay of up to five years, and shows you the real, time-weighted return — not just the headline number.
Headline
Nominal XIRR
3.7%
money-weighted, date-accurate
Simple ROI
4.8%
over 3.0 years — time blind
Total profit
AED 100,341
Total cash out
AED 2,085,290
Inputs
The Property
Off-plan units sit on the Oqood interim register, so Oqood registration fees (4% DLD + AED 40 admin + trustee fee) are applied automatically.
Exit Strategy
Developer Delay
0months
Handover moves from Jan 1973 to Jan 1973. Post-handover instalments, rent and the exit event all move with it; calendar-dated instalments before handover do not.
Payment schedule
100.00% of 100%Return
Solved iteratively from the dated cash-flow array.
After 3% annual inflation.
Profit over total cash out, ignoring when each dirham was paid. The gap between this and XIRR is the value of time.
Acquisition
(4% + AED 40 Oqood administration fee)
Exit
(Developer/OA no-objection certificate to clear service charges before transfer.)
(0% broker fee + VAT, the NOC fee and any mortgage release costs)
Cash-flow schedule
Want me to run a specific developer’s payment plan through this properly?
Send these numbers to JackThis calculator is for illustrative purposes only and does not constitute financial, legal, or tax advice. Figures are estimates based on the assumptions entered and standard Dubai market fee conventions; actual costs, fees, payment plans, and returns will vary by transaction, developer, and contract. Please seek independent professional advice before making an investment decision.