Dubai rental yields by area
Gross rental yields for 67 Dubai areas, by bedrooms and for villas, drawn from 155,609 new 12-month leases and 36,504 sales of ready homes registered with the Dubai Land Department. Rents and prices cover the same 12 months.
Data to 2 November 2026 · 12 months from 3 November 2025 · new leases and ready homes onlyIn the 12 months to 2 November 2026, 1-bedroom apartments in Dubai Investment Park Second (10.3%), International City Phase 1 (9.6%) and Dubai Land Residence Complex (8.8%) had the highest gross rental yields of the 43 Dubai areas we rank, and Palm Jumeirah (5.1%) the lowest. Half of the areas sit between 5.9% and 7.8%, with a median of 7.0%. Each list compares every area on the same kind of home; use the filters for studios, larger apartments and villas.
Gross rental yield by area
Studios: median rent of new leases against the median price of ready studios sold in the same 12 months.
| # | Area | Gross yield | Median rent a year | Median price | Leases / sales |
|---|---|---|---|---|---|
| 1 | Dubai Investment Park Second | 10.0% | AED 40,000 | AED 401,000 | 379 / 81 |
| 2 | International City Phase 1 | 9.5% | AED 31,500 | AED 335,000 | 3,379 / 525 |
| 3 | International Media Production Zone | 9.5% | AED 40,000 | AED 420,000 | 1,425 / 289 |
| 4 | Dubai Land Residence Complex | 9.3% | AED 40,000 | AED 430,000 | 872 / 174 |
| 5 | Silicon Oasis | 9.1% | AED 43,000 | AED 470,000 | 1,431 / 232 |
| 6 | Dubai Studio City | 9.0% | AED 46,000 | AED 508,000 | 735 / 300 |
| 7 | Remraam | 8.9% | AED 42,000 | AED 470,000 | 130 / 30 |
| 8 | Saih Shuaib 2 | 8.9% | AED 38,000 | AED 425,000 | 198 / 52 |
| 9 | Warsan First Development | 8.8% | AED 44,000 | AED 503,000 | 184 / 20 |
| 10 | Discovery Gardens | 8.7% | AED 45,000 | AED 515,000 | 2,135 / 434 |
| 11 | Dubai Sports City | 8.7% | AED 41,000 | AED 470,000 | 1,841 / 430 |
| 12 | Al Goze Fourth | 8.3% | AED 50,000 | AED 600,000 | 239 / 41 |
| 13 | DAMAC Hills 2 | 8.3% | AED 37,500 | AED 450,000 | 118 / 22 |
| 14 | Down Town Jabal Ali | 8.3% | AED 45,000 | AED 545,000 | 312 / 69 |
| 15 | Al Furjan | 8.2% | AED 46,000 | AED 560,000 | 887 / 121 |
| 16 | Dubai South Residential District | 8.1% | AED 40,000 | AED 492,000 | 699 / 197 |
| 17 | Living Legends | 8.1% | AED 48,000 | AED 590,000 | 52 / 21 |
| 18 | Arjan | 8.0% | AED 47,000 | AED 590,000 | 2,707 / 504 |
| 19 | Liwan1 | 8.0% | AED 42,000 | AED 525,000 | 210 / 37 |
| 20 | Motor City | 8.0% | AED 52,000 | AED 650,000 | 109 / 60 |
| 21 | DAMAC Hills | 7.9% | AED 45,000 | AED 570,000 | 765 / 191 |
| 22 | Rukan | 7.9% | AED 40,000 | AED 507,000 | 80 / 32 |
| 23 | Town Square | 7.9% | AED 44,000 | AED 555,000 | 182 / 60 |
| 24 | Jumeirah Village Circle | 7.8% | AED 48,000 | AED 615,000 | 5,164 / 1,081 |
| 25 | Dubai Science Park | 7.7% | AED 48,000 | AED 620,000 | 292 / 55 |
| 26 | DMCC Master Community | 7.5% | AED 58,000 | AED 778,000 | 932 / 120 |
| 27 | Dubai Hills Estate | 7.3% | AED 70,000 | AED 960,000 | 88 / 33 |
| 28 | Meydan One Community | 7.0% | AED 48,000 | AED 690,000 | 3,051 / 579 |
| 29 | Sobha Hartland | 6.8% | AED 67,000 | AED 990,000 | 111 / 33 |
| 30 | The Greens | 6.7% | AED 60,000 | AED 900,000 | 151 / 30 |
| 31 | Business Bay | 6.5% | AED 65,000 | AED 1M | 2,904 / 575 |
| 32 | Downtown Dubai | 6.0% | AED 70,000 | AED 1.17M | 393 / 75 |
| 33 | Dubai Marina | 5.7% | AED 60,000 | AED 1.05M | 666 / 140 |
1-bedroom apartments: median rent of new leases against the median price of ready 1-bedroom apartments sold in the same 12 months.
| # | Area | Gross yield | Median rent a year | Median price | Leases / sales |
|---|---|---|---|---|---|
| 1 | Dubai Investment Park Second | 10.3% | AED 60,000 | AED 582,000 | 242 / 89 |
| 2 | International City Phase 1 | 9.6% | AED 43,000 | AED 450,000 | 3,377 / 566 |
| 3 | Dubai Land Residence Complex | 8.8% | AED 56,000 | AED 635,000 | 1,110 / 249 |
| 4 | Liwan1 | 8.7% | AED 54,000 | AED 620,000 | 782 / 244 |
| 5 | Dubai Sports City | 8.5% | AED 60,000 | AED 710,000 | 1,536 / 423 |
| 6 | Remraam | 8.4% | AED 57,000 | AED 680,000 | 470 / 105 |
| 7 | Discovery Gardens | 8.3% | AED 65,000 | AED 780,000 | 1,542 / 398 |
| 8 | International City Phase 3 | 8.2% | AED 56,000 | AED 685,000 | 2,051 / 162 |
| 9 | Living Legends | 8.2% | AED 70,000 | AED 850,000 | 110 / 49 |
| 10 | Silicon Oasis | 8.2% | AED 60,000 | AED 730,000 | 2,688 / 577 |
| 11 | Motor City | 7.8% | AED 73,000 | AED 940,000 | 438 / 343 |
| 12 | Dubai Studio City | 7.7% | AED 65,000 | AED 847,000 | 511 / 168 |
| 13 | Al Goze Fourth | 7.5% | AED 72,000 | AED 960,000 | 252 / 55 |
| 14 | Jumeirah Village Triangle | 7.5% | AED 73,000 | AED 975,000 | 749 / 205 |
| 15 | DAMAC Hills 2 | 7.4% | AED 49,000 | AED 660,000 | 121 / 39 |
| 16 | Dubai South Residential District | 7.4% | AED 55,000 | AED 745,000 | 845 / 274 |
| 17 | Town Square | 7.4% | AED 63,000 | AED 850,000 | 745 / 226 |
| 18 | Arjan | 7.2% | AED 72,000 | AED 1M | 2,347 / 471 |
| 19 | Warsan First Development | 7.2% | AED 56,000 | AED 781,000 | 241 / 34 |
| 20 | DAMAC Hills | 7.1% | AED 70,000 | AED 980,000 | 739 / 197 |
| 21 | Jumeirah Village Circle | 7.1% | AED 71,000 | AED 1M | 9,294 / 2,379 |
| 22 | DMCC Master Community | 7.0% | AED 80,500 | AED 1.15M | 2,146 / 405 |
| 23 | Dubai Science Park | 6.9% | AED 71,000 | AED 1.03M | 383 / 74 |
| 24 | Al Furjan | 6.8% | AED 71,000 | AED 1.04M | 927 / 206 |
| 25 | Meydan Racecourse Community | 6.6% | AED 78,000 | AED 1.19M | 461 / 85 |
| 26 | Sobha Hartland | 6.3% | AED 85,000 | AED 1.36M | 1,681 / 449 |
| 27 | Business Bay | 6.2% | AED 90,000 | AED 1.45M | 4,680 / 1,029 |
| 28 | Dubai Investment Park First | 6.1% | AED 65,000 | AED 1.07M | 415 / 28 |
| 29 | Meydan One Community | 6.1% | AED 73,000 | AED 1.2M | 1,260 / 220 |
| 30 | The Greens | 6.0% | AED 90,000 | AED 1.49M | 856 / 200 |
| 31 | Dubai Health Care City Phase 2 | 5.9% | AED 75,000 | AED 1.27M | 809 / 203 |
| 32 | Dubai Hills Estate | 5.9% | AED 90,000 | AED 1.53M | 1,537 / 364 |
| 33 | Dubai Creek Harbour | 5.8% | AED 100,000 | AED 1.72M | 1,503 / 418 |
| 34 | Dubai Marina | 5.8% | AED 90,000 | AED 1.55M | 3,599 / 750 |
| 35 | Jumeirah Beach Residence JBR | 5.8% | AED 103,000 | AED 1.78M | 371 / 91 |
| 36 | Wasl 1 | 5.6% | AED 100,000 | AED 1.8M | 141 / 26 |
| 37 | Jumeirah Garden City | 5.5% | AED 75,000 | AED 1.38M | 573 / 52 |
| 38 | Um Suqaim Third | 5.5% | AED 115,000 | AED 2.1M | 299 / 67 |
| 39 | Downtown Dubai | 5.4% | AED 110,000 | AED 2.03M | 2,369 / 521 |
| 40 | La Mer | 5.2% | AED 120,000 | AED 2.3M | 195 / 54 |
| 41 | Zaabeel Second | 5.2% | AED 110,000 | AED 2.11M | 194 / 34 |
| 42 | Dubai Harbour | 5.1% | AED 125,000 | AED 2.48M | 539 / 133 |
| 43 | Palm Jumeirah | 5.1% | AED 150,000 | AED 2.94M | 592 / 142 |
2-bedroom apartments: median rent of new leases against the median price of ready 2-bedroom apartments sold in the same 12 months.
| # | Area | Gross yield | Median rent a year | Median price | Leases / sales |
|---|---|---|---|---|---|
| 1 | Dubai Investment Park Second | 8.7% | AED 85,000 | AED 980,000 | 92 / 34 |
| 2 | Dubai Land Residence Complex | 8.0% | AED 73,000 | AED 915,000 | 601 / 175 |
| 3 | Motor City | 8.0% | AED 118,000 | AED 1.47M | 252 / 201 |
| 4 | Dubai Sports City | 7.7% | AED 83,000 | AED 1.08M | 642 / 240 |
| 5 | International City Phase 1 | 7.7% | AED 58,000 | AED 750,000 | 666 / 73 |
| 6 | Remraam | 7.5% | AED 82,000 | AED 1.1M | 241 / 92 |
| 7 | Wasl Gate | 7.3% | AED 79,000 | AED 1.08M | 111 / 32 |
| 8 | Discovery Gardens | 7.2% | AED 90,000 | AED 1.25M | 345 / 174 |
| 9 | Dubai South Residential District | 7.1% | AED 80,000 | AED 1.12M | 467 / 245 |
| 10 | Majan | 7.1% | AED 86,000 | AED 1.22M | 334 / 192 |
| 11 | Arjan | 6.9% | AED 100,000 | AED 1.45M | 922 / 239 |
| 12 | Town Square | 6.8% | AED 90,000 | AED 1.33M | 761 / 339 |
| 13 | Jumeirah Village Circle | 6.7% | AED 100,000 | AED 1.5M | 2,361 / 615 |
| 14 | DAMAC Hills | 6.6% | AED 119,500 | AED 1.8M | 169 / 62 |
| 15 | Al Furjan | 6.3% | AED 103,000 | AED 1.64M | 619 / 251 |
| 16 | DMCC Master Community | 6.3% | AED 120,000 | AED 1.9M | 1,032 / 259 |
| 17 | Jumeirah Village Triangle | 6.3% | AED 100,000 | AED 1.6M | 200 / 91 |
| 18 | Silicon Oasis | 6.3% | AED 85,000 | AED 1.34M | 687 / 198 |
| 19 | The Greens | 6.1% | AED 150,000 | AED 2.45M | 468 / 161 |
| 20 | Dubai Health Care City Phase 2 | 6.0% | AED 120,000 | AED 2M | 213 / 92 |
| 21 | Sobha Hartland | 6.0% | AED 140,000 | AED 2.35M | 941 / 310 |
| 22 | Business Bay | 5.9% | AED 133,000 | AED 2.25M | 2,244 / 609 |
| 23 | Jumeirah Golf Estates | 5.8% | AED 125,000 | AED 2.15M | 96 / 31 |
| 24 | Dubai Creek Harbour | 5.7% | AED 150,000 | AED 2.63M | 1,545 / 553 |
| 25 | Dubai Hills Estate | 5.7% | AED 140,000 | AED 2.45M | 1,316 / 375 |
| 26 | Jumeirah Beach Residence JBR | 5.6% | AED 128,000 | AED 2.3M | 563 / 174 |
| 27 | Dubai Marina | 5.5% | AED 140,000 | AED 2.53M | 2,411 / 553 |
| 28 | Meydan One Community | 5.5% | AED 99,500 | AED 1.8M | 328 / 74 |
| 29 | Um Suqaim Third | 5.4% | AED 190,000 | AED 3.52M | 185 / 56 |
| 30 | Zaabeel Second | 5.4% | AED 165,000 | AED 3.08M | 248 / 53 |
| 31 | Dubai World Central | 5.3% | AED 82,000 | AED 1.55M | 223 / 53 |
| 32 | Sufouh Gardens | 5.3% | AED 120,000 | AED 2.27M | 51 / 23 |
| 33 | Wasl 1 | 5.3% | AED 150,000 | AED 2.85M | 184 / 59 |
| 34 | Downtown Dubai | 5.2% | AED 177,000 | AED 3.4M | 1,871 / 587 |
| 35 | City Walk | 5.0% | AED 221,500 | AED 4.4M | 238 / 100 |
| 36 | Meydan Racecourse Community | 5.0% | AED 125,000 | AED 2.52M | 334 / 72 |
| 37 | La Mer | 4.9% | AED 195,000 | AED 4M | 163 / 47 |
| 38 | Mirdif | 4.9% | AED 81,000 | AED 1.64M | 407 / 23 |
| 39 | Dubai Harbour | 4.7% | AED 201,000 | AED 4.3M | 461 / 99 |
| 40 | Dubai Water Canal | 4.7% | AED 220,000 | AED 4.7M | 144 / 61 |
| 41 | Jaddaf Waterfront | 4.6% | AED 107,000 | AED 2.33M | 168 / 37 |
| 42 | Bluewaters Island | 4.5% | AED 400,000 | AED 8.95M | 65 / 30 |
| 43 | Palm Jumeirah | 4.5% | AED 210,000 | AED 4.7M | 816 / 283 |
| 44 | Mina Rashid | 4.4% | AED 110,000 | AED 2.5M | 66 / 20 |
| 45 | Jumeirah Garden City | 4.2% | AED 95,000 | AED 2.25M | 406 / 31 |
3-bedroom apartments: median rent of new leases against the median price of ready 3-bedroom apartments sold in the same 12 months.
| # | Area | Gross yield | Median rent a year | Median price | Leases / sales |
|---|---|---|---|---|---|
| 1 | Silicon Oasis | 7.9% | AED 120,000 | AED 1.51M | 115 / 44 |
| 2 | Arjan | 7.5% | AED 157,500 | AED 2.1M | 74 / 39 |
| 3 | Living Legends | 7.5% | AED 142,500 | AED 1.9M | 28 / 21 |
| 4 | Remraam | 7.2% | AED 130,000 | AED 1.8M | 35 / 25 |
| 5 | Motor City | 7.1% | AED 165,000 | AED 2.32M | 67 / 65 |
| 6 | International City Phase 1 | 6.8% | AED 105,000 | AED 1.55M | 126 / 45 |
| 7 | Al Furjan | 6.3% | AED 140,000 | AED 2.21M | 136 / 75 |
| 8 | Dubai Hills Estate | 6.2% | AED 250,000 | AED 4.03M | 289 / 120 |
| 9 | Jumeirah Village Circle | 6.2% | AED 141,000 | AED 2.26M | 292 / 89 |
| 10 | Town Square | 6.2% | AED 126,000 | AED 2.03M | 149 / 76 |
| 11 | Jumeirah Beach Residence JBR | 5.9% | AED 170,000 | AED 2.89M | 375 / 96 |
| 12 | Sobha Hartland | 5.7% | AED 188,500 | AED 3.3M | 222 / 78 |
| 13 | Dubai Creek Harbour | 5.6% | AED 220,000 | AED 3.91M | 558 / 236 |
| 14 | Dubai Marina | 5.5% | AED 220,000 | AED 4M | 691 / 243 |
| 15 | Business Bay | 5.4% | AED 190,000 | AED 3.49M | 505 / 169 |
| 16 | Downtown Dubai | 5.4% | AED 295,000 | AED 5.5M | 565 / 196 |
| 17 | The Greens | 5.3% | AED 190,000 | AED 3.6M | 135 / 38 |
| 18 | City Walk | 5.0% | AED 340,000 | AED 6.75M | 102 / 47 |
| 19 | Dubai Harbour | 4.9% | AED 350,000 | AED 7.13M | 133 / 52 |
| 20 | Palm Jumeirah | 4.7% | AED 300,000 | AED 6.45M | 361 / 144 |
| 21 | Zaabeel Second | 4.7% | AED 242,500 | AED 5.13M | 110 / 33 |
| 22 | Bluewaters Island | 4.0% | AED 500,000 | AED 12.5M | 50 / 35 |
3-bedroom villas and townhouses: median rent of new leases against the median price of ready 3-bedroom villas and townhouses sold in the same 12 months.
| # | Area | Gross yield | Median rent a year | Median price | Leases / sales |
|---|---|---|---|---|---|
| 1 | Jumeirah Village Circle | 5.9% | AED 180,000 | AED 3.08M | 211 / 82 |
| 2 | Mudon | 5.3% | AED 182,500 | AED 3.45M | 485 / 177 |
| 3 | Town Square | 5.3% | AED 150,000 | AED 2.85M | 627 / 198 |
| 4 | Wadi Al Safa 5 | 5.3% | AED 155,000 | AED 2.94M | 488 / 116 |
| 5 | Arabian Ranches 1 | 5.1% | AED 255,000 | AED 5M | 248 / 94 |
| 6 | Al Aryam | 5.0% | AED 160,000 | AED 3.2M | 369 / 125 |
| 7 | Tilal Al Ghaf | 5.0% | AED 200,000 | AED 4M | 295 / 74 |
| 8 | Arabian Ranches 3 | 4.9% | AED 150,000 | AED 3.05M | 634 / 118 |
| 9 | The Valley | 4.9% | AED 135,000 | AED 2.73M | 483 / 202 |
| 10 | Dubai World Central | 4.7% | AED 107,500 | AED 2.27M | 474 / 115 |
| 11 | Emirates Living | 4.4% | AED 250,000 | AED 5.7M | 438 / 153 |
Villas and townhouses with 4 or more bedrooms: median rent of new leases against the median price of ready villas and townhouses with 4 or more bedrooms sold in the same 12 months.
| # | Area | Gross yield | Median rent a year | Median price | Leases / sales |
|---|---|---|---|---|---|
| 1 | Jumeirah Village Circle | 6.0% | AED 200,000 | AED 3.33M | 244 / 90 |
| 2 | Arabian Ranches 3 | 5.4% | AED 250,000 | AED 4.65M | 511 / 111 |
| 3 | Mudon | 5.2% | AED 235,000 | AED 4.5M | 264 / 124 |
| 4 | Town Square | 5.1% | AED 180,000 | AED 3.5M | 204 / 70 |
| 5 | Wadi Al Safa 5 | 5.1% | AED 190,000 | AED 3.7M | 327 / 107 |
| 6 | The Valley | 5.0% | AED 170,000 | AED 3.42M | 196 / 115 |
| 7 | Al Aryam | 4.6% | AED 190,000 | AED 4.1M | 134 / 67 |
| 8 | Dubai World Central | 4.5% | AED 145,000 | AED 3.2M | 243 / 61 |
| 9 | Mohammed Bin Rashid Al Maktoum District 11 | 4.4% | AED 170,000 | AED 3.86M | 228 / 126 |
| 10 | Dubai South Residential District | 4.3% | AED 190,000 | AED 4.45M | 209 / 91 |
| 11 | Dubai Investment Park First | 4.2% | AED 350,000 | AED 8.43M | 48 / 44 |
Open an area for its rents by bedrooms, the yield of each bedroom type and rents by building.
How to read these yields
- Gross, not net. Yearly rent divided by the price. Service charges, maintenance, agency and management fees and empty months are not taken off, so the yield an owner keeps is lower.
- New leases only. Renewals are left out: a yield should show what a home lets for today, and a buyer who lets a home signs a new lease.
- Ready homes only. Prices are recorded sales of completed homes of the same type and bedrooms in the same area and the same 12 months. Off-plan prices are left out because those homes cannot be let yet.
- Smaller homes yield more. In all 15 areas with both, studios had a higher gross yield than 3-bedroom apartments (median gap 1.1 points). That is why each list compares areas on one kind of home.
- A ratio of two medians. The rent and the price come from different homes of the same type, so each figure describes the area, not a particular flat. Where the homes sold are in very different buildings from the homes let, we work the yield out on request for the buildings you have in mind.
Get the full rent and sales report for any Dubai area on WhatsApp
Every new lease and ready-home sale behind these figures, by bedrooms and size, with the gross yield for the home you have in mind.
- Investors: rent, price and gross yield side by side
- Tenants: what similar homes let for on new leases
- Owners: a rental estimate for your home
Frequently asked questions
Which areas in Dubai have the highest rental yields?
For 1-bedroom apartments, the highest gross yields in the 12 months to 2 November 2026 were in Dubai Investment Park Second (10.3%), International City Phase 1 (9.6%) and Dubai Land Residence Complex (8.8%), based on new leases and sales of ready homes registered with the Dubai Land Department. Use the filters above the table to compare studios, larger apartments and villas.
What is a good rental yield in Dubai?
Half of the 43 areas we rank for 1-bedroom apartments had a gross yield between 5.9% and 7.8%, with a median of 7.0%. The lowest were Palm Jumeirah (5.1%), Dubai Harbour (5.1%) and Zaabeel Second (5.2%). These are gross figures: service charges, maintenance, fees and empty months come off before the net yield.
Do studios or larger apartments have higher rental yields?
Smaller homes usually yield more. In all 15 areas where both have a yield, studios beat 3-bedroom apartments, by a median 1.1 points; 1-bedroom apartments beat 2-bedroom ones in 30 of 34 areas.
What is the average rent in Dubai?
Across Dubai, new 12-month leases in the 12 months to 2 November 2026 had a median yearly rent of AED 44,000 for a studio, AED 68,000 for a 1-bedroom, AED 95,000 for a 2-bedroom and AED 153,500 for a 3-bedroom apartment, and AED 150,000 for a 3-bedroom and AED 235,000 for a 4-bedroom or larger villa or townhouse. These medians cover all of Dubai, not only the areas ranked here; open an area for its own rents.
Which Dubai communities have the highest villa rental yields?
For 3-bedroom villas and townhouses, the highest gross yields in the 12 months to 2 November 2026 were in Jumeirah Village Circle (5.9%), Mudon (5.3%) and Town Square (5.3%), of the 11 communities we rank. With 4 or more bedrooms, they were in Jumeirah Village Circle (6.0%), Arabian Ranches 3 (5.4%) and Mudon (5.2%), of the 11 communities we rank. These are gross figures, before maintenance, service charges and empty months.
Is the gross yield what an owner earns?
No. Gross yield is the yearly rent divided by the price. The net yield is lower after service charges, maintenance, agency and management fees and any empty months, and a mortgage changes the cash return again. Our rental yield calculator works out the net figure for a specific home.
More Dubai property data
Source: Dubai Land Department rent contracts (Ejari) and sales transactions, open data published on data.dubai and used under the Dubai Open Data Licence. The figures are Throne Properties’ own analysis and are indicative only. They are not endorsed by the Dubai Land Department or the Government of Dubai. How we calculate rents and yields
Gross yields are medians of recorded new leases and sales of ready homes over the 12 months to 2 November 2026 and are indicative only. Dubai Land Department publishes with a delay, so the most recent weeks may be incomplete. A particular home can let or sell for more or less with its size, view, floor, condition and furnishing. This is not a valuation or financial advice.
