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–Sep 2026) against median new residential rent (Ejari, September 2026 — 22,346 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 Investment Park Second | 174 | AED 579,697 | 140 | AED 66,000 | 11.4% |
| Dubai Production City (Me'Aisem 1) | 543 | AED 600,000 | 1,113 | AED 66,000 | 11.0% |
| International City Phase 2–3 (Warsan 4) | 307 | AED 492,416 | 425 | AED 51,000 | 10.4% |
| International City (Al Warsan 1) | 841 | AED 430,000 | 905 | AED 40,000 | 9.3% |
| Dubai Sports City (Al Hebiah 4) | 740 | AED 670,000 | 665 | AED 50,000 | 7.5% |
| Dubai Silicon Oasis (Nadd Hessa) | 724 | AED 730,000 | 574 | AED 55,000 | 7.5% |
| Motor City (Al Hebiah 1) | 404 | AED 1,150,200 | 127 | AED 80,000 | 7.0% |
| JVC — Jumeirah Village Circle (Al Barsha South 4) | 2,933 | AED 950,000 | 3,073 | AED 64,000 | 6.7% |
| JVT — Jumeirah Village Triangle (Al Barsha South 5) | 288 | AED 901,789 | 235 | AED 60,000 | 6.7% |
| Dubai South (Madinat Al Mataar) | 518 | AED 743,986 | 378 | AED 50,000 | 6.7% |
| Arjan (Al Barsha South 3) | 869 | AED 850,000 | 1,012 | AED 55,000 | 6.5% |
| JLT — Jumeirah Lakes Towers (Al Thanyah 5) | 576 | AED 1,322,500 | 754 | AED 80,000 | 6.0% |
| Downtown (Burj Khalifa zone) | 976 | AED 2,800,000 | 2,545 | AED 160,000 | 5.7% |
| Business Bay | 1,628 | AED 1,550,000 | 2,381 | AED 85,000 | 5.5% |
| MBR City — Sobha Hartland, Meydan One, District One (Al Merkadh) | 1,357 | AED 1,320,000 | 1,341 | AED 70,000 | 5.3% |
| Town Square (Al Yelayiss 2) | 497 | AED 1,150,000 | 291 | AED 60,000 | 5.2% |
| Dubai Hills Estate (Hadaeq Sheikh Mohammed Bin Rashid) | 640 | AED 2,035,000 | 613 | AED 105,000 | 5.2% |
| Al Satwa | 80 | AED 1,507,752 | 372 | AED 75,000 | 5.0% |
| Zaabeel Second | 80 | AED 3,000,000 | 97 | AED 150,000 | 5.0% |
| Mirdif | 62 | AED 1,415,000 | 146 | AED 66,000 | 4.7% |
| Dubai Marina, JBR & Dubai Harbour (Marsa Dubai) | 1,813 | AED 2,427,065 | 1,769 | AED 110,000 | 4.5% |
| Dubai Creek Harbour (Al Khairan 1) | 837 | AED 2,497,576 | 2,993 | AED 110,000 | 4.4% |
| Palm Jumeirah | 443 | AED 4,500,000 | 316 | AED 175,000 | 3.9% |
| Madinat Jumeirah Living (Um Suqaim Third) | 76 | AED 2,975,000 | 81 | AED 110,000 | 3.7% |
Prices are DLD-registered transactions, not portal asking prices. Source: Dubai Land Department open data, aggregated by WIZI PREMIUM.
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. DLD sales Jan–Sep 2026 (registry data through 30 September 2026; late registrations can still add to September), Ejari new contracts September 2026. 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, Dubai Harbour & Bluewaters = 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, International City Phase 2–3 = Warsan 4, Creek Harbour = Al Khairan 1, Dubai South = Madinat Al Mataar, Dubai Hills Estate = Hadaeq Sheikh Mohammed Bin Rashid, Town Square = Al Yelayiss 2 (on the DLD side both area names, Town Square and Al Yelayiss 2, are counted), MBR City (Sobha Hartland, Meydan One, District One) = Al Merkadh, Madinat Jumeirah Living = Um Suqaim Third. Each DLD area name is counted in exactly one zone.
Common questions
What is the real rental yield in Dubai?
Measured from two official registries — DLD ready-sale prices (Jan–Sep 2026) against new Ejari residential contracts (September 2026) — gross apartment yields run 3.7–11.4% by area. JVC shows 6.7%, the Burj Khalifa zone (Downtown) 5.7%, Business Bay 5.5%, Dubai Marina, JBR & Dubai Harbour 4.5%. 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.