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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 priceFrom AED 3.5MUSD 953K
Residences1 to 5 bedroomsplus townhouses and villas
Payment plan20% · 30% · 50%booking, handover, 3 years after
HandoverQ1 2028fully furnished
DeveloperADNHAbu 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
AED 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
AED 32,988a year
iHow 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 ftBalcony counted25% of 170 sq ft42.5 sq ftChargeable areaInternal area plus 25% of the balcony942.5 sq ftRatePer sq ft, per yearAED 35Annual service fee942.5 sq ft at AED 35AED 32,988Monthly equivalentAnnual fee divided by 12AED 2,749

Occupancy and nightly rates

Occupancy
82%299 nights sold
iHow 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 nights
High season rate, per night
AED 3,500199 of 243 calendar nights sold
iHow 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 345,218
Low season rate, per night
AED 1,850100 of 122 calendar nights sold
iHow 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 91,612
Blended Average Daily Rate (ADR)
AED 2,948
iHow 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 882,484
High season length
8 monthsOctober to May

Estimated Rental Income and Net Yield

Gross room revenueat 82% occupancyAED 882,484
iHow 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 73,540
Booking and distribution costsAED 88,248
iEstimated 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 794,236
Net revenue for sharingAED 794,236
Owner's share, 55%AED 436,830
Hotel operator's share, 45%AED 357,406
Total annual expenses− AED 95,112
iHow total annual expenses are calculatedOnly the recurring annual expenses included in this calculator are shown below.Annual service fee942.5 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 7,926
Net income after feesAED 341,718
iHow 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 436,830Less total annual expensesService fee, FF&E reserve and utilities− AED 95,112Net income after feesEach full trading yearAED 341,718Monthly equivalentNet income divided by 12AED 28,476
Estimated net rental yield9.0%
iHow 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.

YearInstalment dueInstalment amountRAK Land fee
(4%)		Admin & registration feesAnnual 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, 3 monthsTo the final payment in MarchAED 12,747
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, 3 monthsTo the final payment in MarchAED 11,031
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. Part years are annualised so every year compares like for like.2028AED 341,718 ÷ AED 2,060,250 paid, including the 4% land fee16.6%2029AED 341,718 ÷ AED 2,820,250 paid12.1%2030AED 341,718 ÷ AED 3,580,250 paid9.5%2031, fully paidAED 341,718 ÷ AED 3,960,250 paid8.6%Annual net income usedFull trading year after all owner expensesAED 341,718
2026Booking and SPA plus AED 8,250 admin and registration fees20%AED 760,000-AED 8,250---AED 768,250-
2027Under construction, nothing due---------
2028Handover March, 30% instalment plus separate 4% RAK Land Department fee30%AED 1,140,000AED 152,0004% of price-AED 38,241AED 33,093AED 327,622AED 1,035,71216.6%annualised from 9 months
2029Two instalments20%AED 760,000--AED 50,988AED 44,124AED 436,830AED 418,28212.1%
2030Two instalments20%AED 760,000--AED 50,988AED 44,124AED 436,830AED 418,2829.5%
2031Final instalment - March10%AED 380,000--AED 12,747AED 11,031AED 109,207AED 294,5718.6%annualised from 3 months
Total100%AED 3,800,000AED 152,0004% feeAED 8,250AED 152,963AED 132,373AED 1,310,489AED 2,935,0969.0%once fully paid

Overall Investment Position

Total paid out by March 2031AED 4,245,585over 6 years, 2026 to 2031
Owner's gross rental income allocationAED 1,310,4893 years of trading
Net cash requiredAED 2,935,09677% of the AED 3,800,000 price

Investment Cost Breakdown

Purchase priceProperty instalments from booking in 2026 to the final payment in 2031AED 3,800,000
RAK Land Department fee, 4%Paid at handover in 2028AED 152,000
Admin and registration feesPaid at bookingAED 8,250
Annual service fees3 years of charges, from handover in 2028 to the final post-handover payment in March 2031AED 98,963
UtilitiesElectricity, Internet, Gas etc. - AED 1,500 per month from handover, across 3 yearsAED 54,000
FF&E (Furniture, Fixtures & Equipment) and OS&E (Operating Supplies & Equipment) reserveSame 3 years periodAED 132,373
Total paid outEverything that leaves your account through the final payment in March 2031AED 4,245,585
Less rental income receivedYour 55% share across 3 years of trading, starting with 9 months in 2028− AED 1,310,489
Net cash requiredWhat the residence has actually cost you, after the rent it producedAED 2,935,096

Important Assumptions and Disclaimers

  1. 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.
  2. Occupancy basis. The 2025 publicly published figure for the emirate is 75% hotel occupancy, before any uplift from the Wynn opening.
  3. 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.
  4. 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.
  5. 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.
  6. 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.
  7. 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.
  8. Capital appreciation is not included. Every figure here is rental income only. Any increase in the value of the property itself sits outside this model.
  9. 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.
  10. 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.
  11. Exchange rates. USD converted at the pegged rate of 3.6725 to the dirham. EUR converted at 4.27, which moves daily.
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Nasim Al Bahr Guide