1 Bed Hotel ROI Calculation
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OBG Exclusive · Island 4, Al Marjan Island, Ras Al Khaimah
Nasim Al Bahr ROI Calculator
The Luxury Collection by Marriott
The only hotel on Al Marjan Island with a 3-year post-handover payment plan
Starting priceAED 3,500,000
Residences1 to 5 bedroomsplus townhouses and villas
Payment plan20/30/50 (50% over 3 years post-handover)
HandoverQ1 2028
DeveloperAbu Dhabi National Hotels
Important: This calculator is an indicative illustration for Nasim Al Bahr only. Figures shown use an example 1 bedroom residence at AED 3,800,000 with 82% occupancy and are projections, not official figures. They do not constitute an offer, a guarantee of return or financial advice. Prices, availability, occupancy, rates, fees and handover dates can change. Please read the full assumptions and disclaimers at the end of this page.
Purchase price, unit size and annual service fee
Purchase price
$1,034,717AED 3,800,000
Internal area
900 sq ftinternal, excluding balcony
Balcony area
170 sq ft25% counted toward service-fee area
Total area
1,070 sq ftinternal plus balcony
Estimated annual service feeAED 35 on internal area + 25% of balcony
$8,982AED 32,988a year
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How the annual service fee is calculatedThe developer charges AED 35 per sq ft on the full internal area plus 25% of the balcony area.Internal areaCounted in full900 sq ftAED 3,50025% of 170 sq ft42.5 sq ftChargeable areaInternal area plus 25% of the balcony942.5 sq ftAED 3,500Per sq ft, per yearAED 35AED 3,500942.5 sq ft at AED 35AED 32,988Monthly equivalentAnnual fee divided by 12AED 2,749Occupancy and nightly rates
Occupancy
82%299 nights sold
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How occupancy becomes nights soldOccupancy is the share of the year the residence is let. It is applied to the calendar, not to a booking target.Nights in the yearCalendar year365 nightsOccupancyShare of nights let82%Nights sold365 nights at 82% occupancy299 nightsHigh season nights sold243 nights at 82% occupancy199 of 243 nightsLow season nights soldThe balance of the 299 nights100 of 122 nightsHigh season rate, per night
$953AED 3,500199 of 243 calendar nights sold
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How the high season rate is usedThe high season rate applies only to the high season nights. The low season is calculated separately.High season length8 months of the year, October to May243 nightsNights sold243 nights at 82% occupancy199 of 243 nightsRate per nightThe high season rateAED 3,500High season room revenue243 nights × AED 3,500 × 82% occupancyAED 697,410Your 55% share of thisAfter the 10% booking and distribution estimate; before owner expensesAED 345,218Low season rate, per night
$504AED 1,850100 of 122 calendar nights sold
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How the low season rate is usedThe low season rate applies only to the nights outside the high season. The high season is calculated separately.Low season length4 months of the year, June to September122 nightsNights sold122 nights at 82% occupancy100 of 122 nightsRate per nightThe low season rateAED 1,850Low season room revenue122 nights × AED 1,850 × 82% occupancyAED 185,074Your 55% share of thisAfter the 10% booking and distribution estimate; before owner expensesAED 91,612Blended Average Daily Rate (ADR)
$803AED 2,948
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How the blended Average Daily Rate (ADR) is calculatedThe high season rate applies across the high season nights and the low season rate across the rest. The total is divided by 365 nights.High season243 nights at AED 3,500AED 850,500Low season122 nights at AED 1,850AED 225,700Full-year rate totalHigh plus low season, every nightAED 1,076,200Blended ADRAED 1,076,200 ÷ 365 nightsAED 2,948Room revenue at 82% occupancyAED 1,076,200 × 82%AED 882,484High season length
8 monthsOctober to May
Estimated Rental Income and Net Yield
Gross room revenueat 82% occupancy$240,295AED 882,484
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How the gross room revenue is calculatedWhat the residence bills guests across the year, before the operator's share and before any costs.High season243 nights × AED 3,500 × 82% occupancyAED 697,410Low season122 nights × AED 1,850 × 82% occupancyAED 185,074Gross room revenueHigh season plus low seasonAED 882,484Monthly averageGross room revenue divided by 12AED 73,540Booking and distribution costs$24,029AED 88,248
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Estimated booking and distribution costsA blended estimate deducted before the owner and hotel shares are calculated. It can include booking-platform and travel-agent commissions, reservation-system fees and card-processing costs. Actual operator charges may differ.Gross room revenueBefore any deductionsAED 882,484Distribution estimateBlended rate10%Booking and distribution costs10% of AED 882,484AED 88,248Net revenue for sharingShared 55% owner and 45% hotel operatorAED 794,236Net revenue for sharing$216,266AED 794,236
Owner's share, 55%$118,946AED 436,830
Hotel operator's share, 45%$97,320AED 357,406
Total annual expenses− $25,898AED 95,112
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How total annual expenses are calculatedOnly the recurring annual expenses included in this calculator are shown below.AED 3,500942.5 sq ft at AED 35AED 32,988FF&E and OS&E reserve5% of gross room revenueAED 44,124UtilitiesElectricity, internet and gas at AED 1,500 a monthAED 18,000Total annual expensesDeducted from the owner's shareAED 95,112Monthly equivalentTotal divided by 12AED 7,926Net income after fees$93,048AED 341,718
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How the net income after fees is calculatedWhat the owner keeps in a full trading year, after the hotel operator's share and the owner's annual expenses.Owner's share, 55%55% of AED 794,236 net revenueAED 436,830AED 35/sq ft/yearService fee, FF&E reserve and utilities− AED 95,112Net income after feesEach full trading yearAED 341,718Monthly equivalentNet income divided by 12AED 28,476Estimated net rental yield9.0%
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How the net rental yield is calculatedAnnual net income divided by the purchase price, once the residence is fully trading.Net income after feesEach full trading yearAED 341,718Purchase priceExample 1 bedroom residenceAED 3,800,000Estimated net rental yieldAED 341,718 ÷ AED 3,800,0009.0%Including one-off feesAED 341,718 ÷ AED 3,960,250 adding the 4% land fee and AED 8,250 admin8.6%Annual Cash Flow & Returns
Payments follow the developer's plan. Income begins after handover in March 2028, so 2028 shows nine months. The net cash column is your cash position each year once income is set against the payment due. Yields for the part years, 2028 and 2031, are annualised so every year compares like for like.
| Year | Instalment due | Instalment amount | RAK Land fee (4%) | Admin & registration fees | Annual service fee & utilities iAnnual service fee and utilities breakdownThis column combines the annual service fee with estimated utilities. Both start at handover and are pro-rated for part years.Annual service fee942.5 sq ft at AED 35AED 32,988UtilitiesElectricity, internet and gas at AED 1,500 a monthAED 18,000Full yearService fee plus utilitiesAED 50,9882028, 9 monthsFrom the March handoverAED 38,2412031, full yearTrading all yearAED 50,988 | FF&E and OS&E reserve iFF&E and OS&E reserveAn annual reserve deducted from the owner's share to replace Furniture, Fixtures & Equipment and Operating Supplies & Equipment.Gross room revenueFull trading yearAED 882,484Reserve rateShare of gross room revenue5%Annual reserve5% of AED 882,484AED 44,1242028, 9 monthsFrom the March handoverAED 33,0932031, full yearTrading all yearAED 44,124 | Owner's income allocation (55%) | Net cash required for the year | Net rental yield on property payments made iHow the net rental yield on property payments is calculatedThis column measures income against the money actually handed over by that point, not the full purchase price. The 2028 figure covers the nine months from handover, shown as earned.2028AED 260,000 earned in 9 months ÷ AED 2,070,000 paid, including all fees12.4%2029AED 341,718 ÷ AED 2,820,250 paid12.1%2030AED 341,718 ÷ AED 3,580,250 paid9.5%2031AED 341,718 ÷ AED 3,960,250 paid, including all fees8.6%Annual net income usedFull trading year after all owner expensesAED 341,718Why 2031 shows a full yearPayments end in March, but the residence lets all year.12 months |
|---|---|---|---|---|---|---|---|---|---|
| 2026Booking and SPA plus AED 8,250 admin and registration fees | 20% | $206,943AED 760,000 | - | $2,246AED 8,250 | AED 3,500 | Q1 2028 | - | $209,190AED 768,250 | - |
| 2027Under construction, nothing due | - | - | - | - | AED 3,500 | Q1 2028 | - | - | - |
| 2028Handover March, 30% instalment plus separate 4% RAK Land Department fee | 30% | $310,415AED 1,140,000 | $41,389AED 160,000 · 4% of price | - | AED 3,500 | Q1 2028 | $89,210AED 327,622 | $282,018AED 1,035,712 | 12.4%9 months of incomeiHow the 2028 yield is calculatedIncome earned in the year, measured against the money paid in by the end of it.Owner's income allocationNine months, March to DecemberAED 327,622Less service fee and utilitiesPaid by the owner− AED 38,241Less FF&E and OS&E reserve5% of gross room revenue− AED 33,093Net income 2028Nine months from the March handoverAED 256,288Paid in by end of 2028Instalments AED 1,900,000 plus land fee and adminAED 2,060,250Net rental yieldAED 256,288 ÷ AED 2,060,25012.4% |
| 2029Two instalments | 20% | $206,943AED 760,000 | - | - | AED 3,500 | Q1 2028 | $118,946AED 436,830 | $113,896AED 418,282 | 12.1%iHow the 2029 yield is calculatedIncome earned in the year, measured against the money paid in by the end of it.Owner's income allocationFull yearAED 436,830Less service fee and utilitiesPaid by the owner− AED 50,988Less FF&E and OS&E reserve5% of gross room revenue− AED 44,124Net income 2029Full trading yearAED 341,718Paid in by end of 2029Instalments AED 2,660,000 plus land fee and adminAED 2,820,250Net rental yieldAED 341,718 ÷ AED 2,820,25012.1% |
| 2030Two instalments | 20% | $206,943AED 760,000 | - | - | AED 3,500 | Q1 2028 | $118,946AED 436,830 | $113,896AED 418,282 | 9.5%iHow the 2030 yield is calculatedIncome earned in the year, measured against the money paid in by the end of it.Owner's income allocationFull yearAED 436,830Less service fee and utilitiesPaid by the owner− AED 50,988Less FF&E and OS&E reserve5% of gross room revenue− AED 44,124Net income 2030Full trading yearAED 341,718Paid in by end of 2030Instalments AED 3,420,000 plus land fee and adminAED 3,580,250Net rental yieldAED 341,718 ÷ AED 3,580,2509.5% |
| 2031Final instalment March, earns all year | 10% | $103,472AED 380,000 | - | - | AED 3,500 | Q1 2028 | $118,946AED 436,830 | $10,424AED 38,282 | 8.6%iHow the 2031 yield is calculatedIncome earned in the year, measured against the money paid in by the end of it.Owner's income allocationFull yearAED 436,830Less service fee and utilitiesPaid by the owner− AED 50,988Less FF&E and OS&E reserve5% of gross room revenue− AED 44,124Net income 2031Full year; payments end in March but the residence lets all yearAED 341,718Paid in by end of 2031All instalments AED 3,800,000 plus land fee and adminAED 3,960,250Net rental yieldAED 341,718 ÷ AED 3,960,2508.6% |
| Total | 100% | $1,034,717AED 3,800,000 | $41,389AED 152,000 · 4% fee | $2,246AED 8,250 | AED 3,500 | Q1 2028 | $446,048AED 1,638,112 | $729,424AED 2,678,808 | 8.6%on AED 3,960,250 paid iniHow the Total yield is calculatedIncome earned in the year, measured against the money paid in by the end of it.Owner's income allocationFull yearAED 436,830Less service fee and utilitiesPaid by the owner− AED 50,988Less FF&E and OS&E reserve5% of gross room revenue− AED 44,124Net income TotalA full trading year, once the plan is completeAED 341,718Paid in by end of TotalEverything paid across the planAED 3,960,250Net rental yieldAED 341,718 ÷ AED 3,960,2508.6% |
Overall Investment Position
Total paid out by end of 2031$1,175,472AED 4,316,920over 6 years, 2026 to 2031
Owner's gross rental income allocation$446,048AED 1,638,1123 years 9 months of trading
Net cash required$729,424AED 2,680,00070% of the AED 3,800,000 price
Investment Cost Breakdown
| Purchase priceProperty instalments from booking in 2026 to the final payment in 2031 | $1,034,717AED 3,800,000 |
| RAK Land Department fee, 4%Paid at handover in 2028 | $41,389AED 152,000 |
| Admin and registration feesPaid at booking | $2,246AED 8,250 |
| Annual service fees3 years 9 months of charges, from handover in March 2028 to the end of 2031 | $33,684AED 123,705 |
| UtilitiesElectricity, Internet, Gas etc. - AED 1,500 per month from handover, across 3 years 9 months | $18,380AED 67,500 |
| FF&E (Furniture, Fixtures & Equipment) and OS&E (Operating Supplies & Equipment) reserveSame 3 year 9 month period | $45,055AED 165,465 |
| Total paid outEverything that leaves your account through the end of 2031 | $1,175,472AED 4,316,920 |
| Less rental income receivedYour 55% share across 3 years 9 months of trading, starting with 9 months in 2028 | − $446,048AED 1,638,112 |
| Net cash requiredWhat the residence has actually cost you, after the rent it produced | $729,424AED 2,678,808 |
Capital Appreciation Scenarios
Projection, not a calculation. Everything above this point is built from
nightly rates, occupancy and the developer's fee structure. This section is different: it models what the
property itself might be worth, which no one can know. It is shown as a range of scenarios so it is read as
a range of outcomes, not a forecast. It is excluded from every other figure on this page.
| Year | 3% a yearConservative | 6% a yearMid case | 9% a yearStrong market |
|---|---|---|---|
| 2026At booking | $1,034,717AED 3,800,000 | $1,034,717AED 3,800,000 | $1,034,717AED 3,800,000 |
| 2027Year 1 | $1,065,759AED 3,914,000 | $1,096,801AED 4,028,000 | $1,127,842AED 4,142,000 |
| 2028Year 2 | $1,097,732AED 4,031,420 | $1,162,609AED 4,269,680 | $1,229,348AED 4,514,780 |
| 2029Year 3 | $1,130,664AED 4,152,363 | $1,232,365AED 4,525,861 | $1,339,989AED 4,921,110 |
| 2030Year 4 | $1,164,584AED 4,276,933 | $1,306,307AED 4,797,412 | $1,460,588AED 5,364,010 |
| 2031Year 5 | $1,199,521AED 4,405,241 | $1,384,685AED 5,085,257 | $1,592,041AED 5,846,771 |
| Gain by end 2031Above the AED 3,800,000 price | $164,804AED 605,241 | $349,968AED 1,285,257 | $557,324AED 2,046,771 |
| As a share of price | 16% | 34% | 54% |
Where these rates come from. Published figures for Ras Al Khaimah and Al Marjan
Island in 2026 vary widely depending on source and measure: Cavendish Maxwell reported RAK apartments up 6.5%
year on year in H1 2026; ValuStrat put Al Marjan apartments at 13.2% in Q1 2026; press coverage cited a 21%
rise in price per square foot in early 2026; while Q1 2026 also showed apartment prices easing 6.2% against
the previous quarter. Around 13,800 new homes are due across the emirate through 2028, which may temper
growth. The 3% to 9% range above is deliberately set below the strongest published figures.
A note on the payment plan. These figures measure the gain against the full
AED 3,800,000 price. Because only part of that is paid before handover, the return measured against cash
paid in would appear higher. That is a real effect of the payment plan, but it is a different measure and is
not shown here.
Important Assumptions and Disclaimers
- Current market rates. New five star one bedroom hotel residences on Al Marjan Island are achieving roughly AED 2,500 to AED 4,500 per night, as at September 2026.
- Occupancy basis. The 2025 publicly published figure for the emirate is 75% hotel occupancy, before any uplift from the Wynn opening.
- Income starts at handover. The unit earns nothing during construction. The first income year is 2028, and only for the nine months from the March handover.
- Annual service-fee payment timing. Annual service fees are generally collected through quarterly payments made in advance, although the exact billing schedule may differ by hotel or operator.
- One-year service-fee security deposit. For five-star hotel residences, it is common practice to hold a security deposit equivalent to one year of service fees. Subject to all outstanding charges being settled and the applicable hotel or operator agreement, the remaining deposit is typically refundable when the relevant agreement ends or is terminated. Treatment can differ by hotel, operator and on resale.
- Furniture, Fixtures and Equipment (FF&E) and Operating Supplies and Equipment (OS&E) reserve. The calculator deducts an estimated 5% of gross room revenue from the owner's share for future replacement of these items. Hotel rental-program agreements commonly run for five years. At expiry or termination, the accounts are settled and the owner may enter into a renewed or new agreement. Any unused FF&E/OS&E reserve balance attributable to the owner may then be refunded after deducting expenses already committed for that apartment. The contract term and treatment of the reserve can differ between hotels and operators and are subject to the final rental-program agreement. The developer's and operator's own documents prevail over anything shown here.
- Property insurance. Property insurance is payable by the owner. It is separate from the furniture and operating-supplies reserve and annual service fee. The premium is currently unknown and is not included in this calculation. Mortgage costs and income tax in the owner's home country are also excluded.
- Capital appreciation is shown separately. Every figure in the cash-flow table and the investment position is rental income only. Any increase in the value of the property itself sits outside that model and appears only in the Capital Appreciation Scenarios section, which is a projection rather than a calculation.
- General guideline. This ROI calculator provides a general guideline only and is not tailored to every hotel, operator, development or unit. Different hotels may apply different management charges, revenue splits, service fees, reserve contributions, furnishing costs and payment terms.
- Indicative figures only. Everything shown here is a projection based on the assumptions selected above. These are not official figures, do not constitute an offer, a guarantee of return or financial advice, and no representation is made that these results will be achieved. Occupancy, daily rates, service charges, the operator's share and handover dates can all change.
- Exchange rates. USD converted at the pegged rate of 3.6725 to the dirham. EUR converted at 4.27, which moves daily.
Nasim Al Bahr ROI Calculator FAQs
What does the Nasim Al Bahr ROI calculator estimate?
The calculator provides an indicative estimate of the owner's potential rental income, annual property expenses, net cash required and estimated net rental yield. Results depend on the purchase price, residence size, occupancy and Average Daily Rate entered.
How is rental income calculated for Nasim Al Bahr?
Estimated room revenue is calculated using the selected occupancy and Average Daily Rate assumptions. Booking, distribution and credit-card charges may be deducted before the remaining income is divided between the hotel operator and the owner.
What is the rental income split at Nasim Al Bahr?
The calculator uses an indicative rental-program allocation of 55% to the residence owner and 45% to the hotel operator. The final terms will depend on the applicable hotel rental-management agreement.
What expenses are deducted from the owner's rental income?
The calculator includes the annual service and maintenance fee, utilities and the FF&E/OS&E reserve. Property insurance and any expenses not entered into the calculator are not included.
What is the FF&E and OS&E reserve?
FF&E means Furniture, Fixtures and Equipment, while OS&E means Operating Supplies and Equipment. The calculator estimates this reserve at 5% of gross room revenue to help cover future replacement and operational requirements.
Is the unused FF&E and OS&E reserve returned to the owner?
Depending on the hotel's policy and rental-management agreement, the unused reserve attributable to the residence may be refunded when the agreement ends or the property is sold, after deducting committed expenses. Policies can differ between hotels.
How is the estimated net rental yield calculated?
Estimated net rental yield is calculated by dividing the estimated annual net owner income by the property purchase price. It is an indicative rental yield and not a guaranteed investment return.
What does “net rental yield on property payments made” mean?
It compares the estimated annual net rental income with the property payments made by that point. It helps buyers understand the possible income relative to the amount already paid toward the residence.
What payment plan does Nasim Al Bahr offer?
Nasim Al Bahr offers a 50/50 payment plan, with 50% payable during construction and the remaining 50% payable over three years after handover.
Does any other hotel residence of this category on Al Marjan Island offer the same post-handover payment plan?
No. Nasim Al Bahr, part of Marriott's Luxury Collection, is currently the only five-star branded hotel residence on Al Marjan Island offering a three-year post-handover payment plan.
Does the calculator include the Ras Al Khaimah Land Department fee?
Yes. The estimated 4% land-registration fee is shown separately from the property instalments so buyers can understand the additional amount required.
Does the calculator include the administration fee?
Yes. The calculator includes the applicable administration fee as a separate cost in the payment schedule.
Are the rental-income calculations guaranteed?
No. All figures are indicative estimates. Actual occupancy, Average Daily Rate, operating deductions, hotel policies, expenses and rental income may vary.
Can the calculator display the results in AED and USD?
Yes. The currency switch changes the displayed calculations between AED and USD using the exchange rate built into the calculator.
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