Last updated: 1 October 2026.
Sources: dubizzle Ras Al Khaimah 2025 report, RAKTDA (19 January 2026), CBRE Ras Al Khaimah review (21 September 2026), Wynn Q2 results (4 August 2026), developer materials checked 1 October 2026.
The only island-specific yield figure quoted below is listing-based advertised ROI, not a realised or audited return.
The short answer
Al Marjan Island has credible rental-demand drivers, but it does not yet have a reliable published record of realised, island-specific net yields. That distinction matters. A professional purchase should be underwritten from the unit, the costs and the likely tenant or guest profile — not from a headline yield range.
For destination context, return to the Al Marjan Island hub. For entry pricing, use the dated Al Marjan property prices guide.
Gross yield versus net yield
Gross yield is annual rent divided by purchase price before costs. Net yield is what remains after the costs of owning and operating the property. Two identical apartments can produce materially different net outcomes if one carries higher service charges, a hotel-operator programme or heavier furnishing replacement.
| Cost | Why it matters | Evidence to request |
|---|---|---|
| Service charges | A direct annual deduction from rent and often higher in amenity-rich or branded buildings. | Current or projected charge schedule in writing. |
| Management and leasing | Long-term management, tenant finding and renewals reduce gross income. | Fee schedule and exactly which services are included. |
| Furnishing and replacement | Holiday-let and branded residences may require a specified standard and periodic replacement. | Furniture pack, replacement reserve and approval rules. |
| Vacancy and lease-up | New buildings can take time to reach stable occupancy, especially when many units complete together. | A conservative void assumption based on competing handovers. |
| Utilities and owner-paid bills | Some short-term models place utilities, internet and cleaning costs with the owner. | A full operating-cost schedule, not just a revenue projection. |
| Short-term platform and management costs | Guest acquisition, cleaning, linen, check-in, maintenance and platform fees can materially change net income. | A net operating statement using conservative occupancy and rates. |
| Operator or brand fees | Hotel-linked residences may carry programme, marketing, reserve or brand-related charges. | The residence management agreement and rental-programme terms. |
What published data can — and cannot — tell us
dubizzle's Ras Al Khaimah 2025 report put Al Marjan Island apartments at approximately 3.06% advertised ROI. That figure is based on advertised listing data, is gross in nature and is not an audited or realised return. It is useful as a conservative signal that portal projections should not be confused with income actually received.
| Evidence | Published position | How ACRE treats it |
|---|---|---|
| dubizzle Ras Al Khaimah 2025 report | Approximately 3.06% advertised ROI for Al Marjan apartments | Listing-based context only; not realised income or a forecast. |
| Island-specific realised net yield | No reliable published series verified as of 1 October 2026 | Do not quote a development-level net yield without a full unit model. |
| Emirate-wide gross measures | Available for the wider Ras Al Khaimah market | Not used as an Al Marjan-specific forecast because methodology and geography differ. |
| Developer or agent projections | Often available in launch material | Treated as assumptions and stress-tested against costs, vacancy and competing supply. |
Long-term versus short-term economics
| Consideration | Long-term rental | Short-term / holiday let |
|---|---|---|
| Demand driver | Resident employment, lifestyle appeal and affordability | Tourism, events, seasonality, reviews and operator strength |
| Cost profile | Usually simpler: management, leasing, service charges and maintenance | Higher operating load: furnishing, cleaning, linen, utilities, platform and guest management |
| Income pattern | More stable once tenanted, subject to lease terms and voids | Potentially stronger in peak periods but more variable across the year |
| Key risk | Competing handovers and rent negotiation | Occupancy assumption, licensing, operator fees and guest experience |
| Best evidence | Comparable signed leases, not just listings | Verified operating statements from comparable units, not projections alone |
The right model depends on the unit and owner. A resort-facing one-bed may suit short-term use; a larger family apartment may have a more durable long-term logic. Neither should be assumed without project rules and a net-cost model.
Ras Al Khaimah tourism demand
RAKTDA reported 1.35 million overnight visitors in calendar 2025, up 6% year on year, with tourism revenues up 12% (19 January 2026). CBRE's 21 September 2026 review recorded 670,400 hotel visitors in H1 2026 (+2.7%), 49% occupancy, an average daily rate of AED 705.6 (+5.2%) and RevPAR of AED 348 (-28.6%).
Those figures support the existence of demand, but they are hospitality-market measures. They do not tell an owner what occupancy or nightly rate a particular residence will achieve after fees.
The Wynn demand effect — without the speculation
Wynn Al Marjan Island is under construction with an opening target of September 2027 (Wynn Q2 results, 4 August 2026). Its 1,530 guest accommodations are resort keys, not saleable apartments. The project may support awareness, visitation and hospitality spending, but no responsible underwriting should treat a future occupancy uplift or rental premium as guaranteed.
The correct approach is to model a conservative base case without a Wynn uplift, then consider any post-opening demand improvement as upside rather than the reason the numbers work.
How to underwrite a specific apartment
- Start with signed or genuinely comparable rents, then separate asking rent from achieved rent.
- Use the full purchase cost, including fees and furnishing where applicable.
- Deduct service charges, management, utilities, vacancy, replacement and operator costs.
- Model long-term and short-term separately; do not blend the best features of both.
- Check rental licensing, owner-use rules, minimum-stay rules and subletting restrictions.
- Map competing handovers by unit type, view, floor and price band.
- Stress-test lower occupancy, lower rent and higher costs before relying on the result.
To compare project layouts, entry pricing and payment structures alongside rental logic, see the Al Marjan project comparison.
Want to compare Al Marjan projects by potential rental profile?
Send ACRE your target unit type, budget and intended use. We will compare the conservative net-income questions project by project.