What's the difference between gross and net rental yield in Dubai?

Gross yield is annual rent divided by purchase price. Net yield subtracts real running costs: service charges, property management (typically 5-8%), maintenance, insurance and expected vacancy. In Dubai, net is usually about 1.5-2.5 percentage points below gross. A headline 8% gross can become 5-6% net, so always underwrite on net, especially in high-service-charge towers.