Comparison
Singapore vs UAE
Side-by-side figures with visible as-of dates. The narrative below states the genuine trade-off — not a default recommendation to buy in Dubai.
Singapore
UAE
Trade-off summary
Singapore beats every market here on rule of law, title security, market transparency and currency stability — and it levies no capital gains tax. For a US, Icelandic, Liechtenstein, Norwegian or Swiss national claiming the FTA exemption, it is a genuinely world-class market at 0% ABSD. For everyone else, the honest answer is that Singapore is not a market to be optimised into: a 60% duty against a 2.5–4% yield is not a hard investment case, it is an impossible one. The most useful thing a research site can tell a non-FTA foreign buyer about Singapore is: do not.
Data
Side-by-side figures
Sourced ranges and values. Where a field is unpublished, the research file says so rather than inventing a number.
| Metric | Singapore | UAE |
|---|---|---|
| Gross yield range | 2.5%–4%as of 2026-02 · sourceSingapore residential gross yields are structurally low — commonly cited in the 2.5%–4% range. Critically, this is the yield BEFORE the 60% ABSD is amortised. Once the ~65% duty stack is included in the acquisition cost, the effective yield on total capital deployed collapses. Practitioners note that post-ABSD, breakeven requires a 5%+ gross yield — which the Singapore residential market does not deliver. | 5.5%–8%as of 2026-07 · sourceDubai apartments; market-wide apartment average sits around 6.5–7% gross. Villas run 1.5–3 points lower (roughly 4.5–6%). Mid-market communities (JVC, Arjan, Dubai Silicon Oasis, Discovery Gardens) reach 7.5–9.5% gross; prime districts (Downtown, Palm Jumeirah) sit at 4–6% by design — those are capital-preservation plays, not income plays. |
| Net yield range | Not published | 4.5%–5.5%as of 2026-07 · sourceNet typically lands 1.5–2.5 percentage points below gross after service charges, management, maintenance and vacancy. Service charges are the single largest deduction and the most under-modelled cost: AED 10–32 per sq ft annually for apartments. Always obtain the building-specific figure before purchase, not the community average. |
| Total entry cost (indicative) | roughly 65% of purchase priceas of 2026-04 · source | 7–10% of purchase price (ready property); 4–6% (off-plan)as of 2026-07 · sourceCash purchases sit nearer 7–8%; mortgaged purchases 8–10%. Off-plan is materially cheaper because there is no buyer agency commission. |
| Rental income tax | Non-resident rate applies to Singapore-sourced rental incomeas of 2026-06 · source | Noneas of 2026-05 · sourceNo personal income tax on rental earnings for individuals. A 9% UAE corporate tax may apply to net rental income above AED 375,000 where property is held in a corporate structure. Residential rentals are VAT-exempt; 5% VAT applies to commercial property. |
| Capital gains tax | None — but Seller's Stamp Duty applies to early disposalas of 2026-05 · source | Noneas of 2026-06 · sourceNo capital gains tax on residential property for individuals. |
| Annual property tax | 12%–36% of Annual Value for non-owner-occupied propertyas of 2026-02 · source | Noneas of 2026-03 · sourceNo annual property tax. Owners do pay service charges (AED 10–32/sq ft for apartments) and a municipality housing fee of 5% of annual rental value, but these are not property taxes. |
| Residency / citizenship | NONE via property. In fact the causation runs backwards.as of 2026-05 · source | Golden Visa — 10-year renewable residency from AED 2,000,000 property investmentas of 2026-05 · source |
| Foreign ownership | Permitted for non-landed private property only (condominiums and apartments)as of 2026-06 · source | Freehold ownership permitted for all nationalities in designated freehold areas. Dubai has 60+ designated freehold zones including Downtown Dubai, Dubai Marina, Business Bay, JVC, Dubai Hills Estate and Palm Jumeirah. No nationality restrictions in these zones; leasehold applies elsewhere.as of 2026-07 · source |
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This form routes to CoreSpaces Realty LLC in Dubai. We can advise on UAE property only — not on transactions in other markets covered on this site.