Dubai rental yields from two registries — DLD sales × Ejari rents
The only yield table built entirely from registered transactions: median ready-apartment sale price (DLD, Jan–Aug 2026) against median new residential rent (Ejari, August 2026 — 15,577 contracts in the areas below). Gross, before service charges. Areas shown only where both registries have 60+ records.
Gross apartment yields by registry area
| Area | Ready sales | Median price | New rents | Median rent/yr | Gross yield |
|---|---|---|---|---|---|
| Dubai Production City (Me'Aisem 1) | 486 | AED 590,000 | 824 | AED 68,000 | 11.5% |
| Dubai Investment Park Second | 163 | AED 578,823 | 106 | AED 65,000 | 11.2% |
| International City (Al Warsan 1) | 985 | AED 430,000 | 836 | AED 39,000 | 9.1% |
| Dubai Sports City (Al Hebiah 4) | 650 | AED 672,500 | 535 | AED 52,000 | 7.7% |
| Dubai Silicon Oasis (Nadd Hessa) | 649 | AED 725,000 | 555 | AED 55,000 | 7.6% |
| Dubai South (Madinat Al Mataar) | 482 | AED 745,076 | 322 | AED 55,000 | 7.4% |
| Motor City (Al Hebiah 1) | 377 | AED 1,150,000 | 88 | AED 82,823 | 7.2% |
| JVT — Jumeirah Village Triangle (Al Barsha South 5) | 264 | AED 900,000 | 136 | AED 61,500 | 6.8% |
| JLT — Jumeirah Lakes Towers (Al Thanyah 5) | 517 | AED 1,300,000 | 537 | AED 85,000 | 6.5% |
| Arjan (Al Barsha South 3) | 788 | AED 850,000 | 895 | AED 55,000 | 6.5% |
| JVC — Jumeirah Village Circle (Al Barsha South 4) | 2,590 | AED 950,000 | 2,465 | AED 61,000 | 6.4% |
| Dubai Hills / MBR City (Hadaeq Sheikh Mohammed Bin Rashid) | 61 | AED 1,675,000 | 466 | AED 100,000 | 6.0% |
| Downtown (Burj Khalifa zone) | 866 | AED 2,825,000 | 1,817 | AED 160,000 | 5.7% |
| Al Satwa | 69 | AED 1,475,000 | 172 | AED 80,000 | 5.4% |
| Business Bay | 1,422 | AED 1,555,601 | 1,595 | AED 82,500 | 5.3% |
| Dubai Marina & JBR (Marsa Dubai) | 1,142 | AED 2,100,000 | 1,239 | AED 109,705 | 5.2% |
| Zaabeel Second | 68 | AED 2,947,500 | 69 | AED 140,000 | 4.7% |
| Dubai Creek Harbour (Al Khairan 1) | 752 | AED 2,500,000 | 2,485 | AED 110,000 | 4.4% |
| Palm Jumeirah | 400 | AED 4,400,000 | 184 | AED 187,500 | 4.3% |
| Town Square (Al Yelayiss 2) | 150 | AED 1,500,000 | 251 | AED 65,000 | 4.3% |
Prices are DLD-registered transactions, not portal asking prices.
Method: price side = registered sales only (mortgage and gift registrations excluded — the 31 August 2026 version had them mixed in, which understated prices); New Ejari contracts only (Renewed are RERA-capped below market); ready sales only (off-plan has no Ejari history); medians; rents cut at AED 15k–500k/yr; areas with 60+ records on both sides. Ejari files rents under municipality zone names — mapped to communities where the match is exact: JVC = Al Barsha South 4, JVT = Al Barsha South 5, Arjan = Al Barsha South 3, JLT = Al Thanyah 5, Dubai Marina & JBR = Marsa Dubai, Sports City = Al Hebiah 4, Motor City = Al Hebiah 1, Production City = Me'Aisem 1, Silicon Oasis = Nadd Hessa, International City = Al Warsan 1, Creek Harbour = Al Khairan 1.
Common questions
What is the real rental yield in Dubai?
Measured from two official registries — DLD ready-sale prices (Jan–Aug 2026) against new Ejari residential contracts (August 2026) — gross apartment yields run 4.3–11.5% by area. JVC shows 6.4%, the Burj Khalifa zone (Downtown) 5.7%, Business Bay 5.3%, Dubai Marina & JBR 5.2%. These are gross figures before service charges.
Why do these yields differ from portal estimates?
Portals divide asking rents by asking prices. This table divides the median REGISTERED new rent (Ejari) by the median REGISTERED ready-sale price (DLD) in the same registry area — both sides are closed transactions. Renewed contracts are excluded because RERA caps keep them below market.
What eats into gross yield?
Service charges (the largest cost — see the service charge index), about 5% vacancy in annual lets, and management fees if you outsource. Net yields typically run 1.5–2.5 points below gross in mid-market areas, more in prime towers.