Dubai Rental Yield Index

Name: Dubai Rental Yield Index
Creator: SMS Realty
License: https://creativecommons.org/licenses/by/4.0/

Rental yields for 50 Dubai communities by apartment size, built from Dubai Land Department sales and Ejari rent contracts, with the yield left after 2026 service charges. Updated November 2026.

Key findings

What the data shows

7.0%

Median gross yield for 1-bedroom apartments across the communities in the index. Studios: 7.8%. 2-bedroom: 5.9%.

~1.2 points

How much 2026 service charges typically cut from a 1-bedroom gross yield.

2.1 vs 0.6

Percentage points lost to service charges in International City Phase 1 versus Palm Jumeirah (1-bedroom).

8.9% → 6.8%

International City Phase 1, 1-bedroom: one of the highest gross yields, but much of the lead disappears after service charges.

Rental yields by community

Medians for October 2025 to September 2026, with data through 29 October 2026. Gross yield is rent divided by the ready-home price, not the all-sales price, which includes off-plan. Yield after service charges is shown where a 2026 service charge figure exists. An asterisk marks fewer than 30 ready sales, so treat that row with care.

Sort by

Community	Ready-home price	All-sales price	Median rent / year	Gross yield	Service charge / sq ft	Yield after service charges	Ready sales
Downtown Jebel Ali	AED 625,000	AED 1,055,939	AED 58,000	9.28%	—	—	59
International City Phase 1	AED 450,000	AED 465,000	AED 40,000	8.89%	AED 12.8	6.78%	556
Dubai Investment Park Second	AED 581,609	AED 581,609	AED 50,000	8.60%	—	—	90
International Media Production Zone	AED 655,000	AED 1,067,198	AED 56,000	8.55%	—	—	353
Liwan 1	AED 620,000	AED 920,000	AED 50,000	8.06%	AED 12.9	6.41%	245
Remraam	AED 682,500	AED 682,500	AED 55,000	8.06%	—	—	118
Dubai Sports City	AED 700,000	AED 1,010,500	AED 56,000	8.00%	AED 15.7	6.23%	447
Dubai Land Residence Complex	AED 650,000	AED 1,041,138	AED 51,000	7.85%	—	—	255
Motor City	AED 927,848	AED 1,150,000	AED 72,000	7.76%	AED 15.7	6.49%	412
Discovery Gardens	AED 780,481	AED 795,000	AED 59,834	7.67%	AED 16.0	5.78%	399
Dubai Studio City	AED 851,980	AED 1,017,000	AED 65,000	7.63%	AED 18.7	6.13%	165
Dubai Silicon Oasis	AED 730,000	AED 880,000	AED 54,768	7.50%	AED 13.8	6.01%	635
Rukan	AED 750,000	AED 960,000	AED 55,000	7.33%	—	—	43
DAMAC Hills 2	AED 660,000	AED 660,000	AED 48,000	7.27%	—	—	42
International City Phase 3	AED 675,000	AED 850,823	AED 49,000	7.26%	AED 13.7	5.74%	169
Majan	AED 800,000	AED 1,100,000	AED 58,000	7.25%	AED 14.5	5.81%	409
Jumeirah Village Triangle	AED 969,086	AED 1,244,999	AED 70,000	7.22%	AED 18.6	5.76%	204
Dubai South Residential District	AED 737,200	AED 1,026,027	AED 52,900	7.18%	AED 17.1	5.37%	303
Town Square	AED 840,000	AED 1,039,444	AED 60,000	7.14%	AED 15.4	5.98%	228
DMCC Master Community	AED 1,125,000	AED 1,290,414	AED 80,000	7.11%	AED 16.4	5.89%	251
Jumeirah Village Circle	AED 1,000,000	AED 1,115,317	AED 70,000	7.00%	AED 16.6	5.70%	2407
Arjan	AED 972,000	AED 1,181,800	AED 68,000	7.00%	AED 15.7	5.75%	495
DAMAC Hills	AED 1,000,000	AED 1,236,000	AED 70,000	7.00%	—	—	201
Jumeirah Lakes Towers	AED 1,220,000	AED 1,550,000	AED 85,000	6.97%	AED 16.4	5.87%	151
Al Furjan	AED 1,000,000	AED 1,100,000	AED 68,355	6.84%	AED 13.9	5.72%	249
Dubai Science Park	AED 1,030,000	AED 1,439,500	AED 70,000	6.80%	AED 16.8	5.25%	73
Meydan Racecourse Community	AED 1,188,003	AED 2,323,500	AED 80,000	6.73%	AED 19.1	5.71%	87
MBR City District One	AED 1,520,000	AED 1,522,486	AED 100,000	6.58%	—	—	95
Meydan One Community	AED 1,165,000	AED 1,378,800	AED 75,000	6.44%	AED 19.1	5.26%	220
Warsan First	AED 780,500	AED 830,050	AED 50,000	6.41%	—	—	32
Sobha Hartland	AED 1,380,000	AED 1,408,900	AED 86,000	6.23%	AED 18.0	5.33%	457
The Greens	AED 1,490,000	AED 1,500,000	AED 90,000	6.04%	AED 14.9	5.26%	216
Dubai Health Care City Phase 2	AED 1,265,908	AED 1,449,999	AED 75,000	5.92%	—	—	198
Dubai Hills Estate	AED 1,530,000	AED 1,738,888	AED 90,000	5.88%	AED 18.5	4.99%	390
Business Bay	AED 1,450,000	AED 1,900,000	AED 85,000	5.86%	AED 20.0	4.72%	989
City Walk	AED 2,500,000	AED 2,720,000	AED 146,592	5.86%	—	—	95
Wasl 1	AED 1,800,000	AED 1,858,777	AED 105,000	5.83%	AED 15.7	5.04%	26*
Dubai Marina	AED 1,590,000	AED 1,620,000	AED 90,000	5.66%	AED 16.3	4.81%	797
Dubai Investment Park First	AED 1,060,000	AED 820,900	AED 60,000	5.66%	—	—	27*
Dubai Creek Harbour	AED 1,735,000	AED 1,953,888	AED 98,000	5.65%	AED 21.1	4.73%	459
Jaddaf Waterfront	AED 1,240,000	AED 1,359,640	AED 70,000	5.65%	—	—	28*
Jumeirah Beach Residence (JBR)	AED 1,800,000	AED 1,800,000	AED 100,000	5.56%	AED 20.1	4.36%	111
Jumeirah Garden City	AED 1,365,000	AED 1,609,804	AED 73,000	5.35%	—	—	55
Palm Jumeirah	AED 2,775,000	AED 3,448,211	AED 147,000	5.30%	AED 15.8	4.69%	183
Downtown Dubai	AED 2,200,000	AED 2,375,000	AED 115,000	5.23%	AED 19.0	4.47%	646
La Mer	AED 2,300,000	AED 2,300,000	AED 120,000	5.22%	—	—	63
Dubai Harbour	AED 2,500,000	AED 3,100,000	AED 130,000	5.20%	—	—	133

Download CSV121 rows · 50 communities · free to reuse with credit

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Cite this data

You are welcome to use these figures in articles, reports and research. Please credit SMS Realty and link to this page. For a comment or a custom cut of the data, contact us.

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SMS Realty, Dubai Rental Yield Index (November 2026), based on Dubai Land Department sales and Ejari rent data. https://sms-realty.com/dubai-rental-yield-index

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<a href="https://sms-realty.com/dubai-rental-yield-index">Dubai Rental Yield Index by SMS Realty</a>

Methodology

Ready-home price is the median of registered sales of completed homes recorded by the Dubai Land Department from October 2025 to September 2026, with outliers removed.
All-sales price is the median of every registered sale in the same period, including off-plan. It is shown for comparison and is not used in any yield.
Rents are medians of Ejari residential tenancy contracts over the same period, including renewals.
Gross yield is median annual rent divided by the median ready-home price, for apartments of the same bedroom count.
Service charges are the 2026 median rate per sq ft for each community, from RERA-approved owners association budgets in the DLD service charge register (general and reserve fund, residential).
Yield after service charges takes the service charge rate multiplied by the median size from the rent, then divides by the ready-home price. It is an estimate: the median size covers all sales, it excludes vacancy, maintenance, agency and management fees, and individual buildings vary.
Sample size: a row is shown only where there were at least 50 sales, 200 rent contracts and 15 ready-home sales in the period. Rows with fewer than 30 ready sales are marked with an asterisk.

Correction, 4 November 2026: earlier versions of this index labelled the all-sales price, which includes off-plan, as a ready-home price, so rent divided by the price shown did not equal the gross yield. Yields after service charges were also calculated on the all-sales price per sq ft, which overstated them by more than 0.25 points in 24 rows. Both are now fixed, and the ready-home price and sample are shown. Two rows without a published apartment yield were removed.

Sources and licence

Aggregates from Dubai Data (Continental Club Property), published under CC BY 4.0, based on Dubai Land Department open data, data through 29 October 2026. Service charge and net yield calculations by SMS Realty. This is not an official Dubai Land Department product. Figures are for information only and are not investment advice.

Frequently asked questions

Which Dubai area has the highest rental yield in 2026?

For 1-bedroom apartments, the highest gross yields in this index are in affordable communities such as Downtown Jebel Ali, International City Phase 1 and Dubai Investment Park Second, at roughly 8.6% to 9.3%. After 2026 service charges, International City Phase 1, Motor City and Liwan 1 lead at about 6.4% to 6.8%.

What is a good rental yield in Dubai?

Across the communities in this index, the median gross yield is about 7.8% for studios, 7.0% for 1-bedroom and 5.9% for 2-bedroom apartments. Anything above those medians is strong, but compare yields after service charges and other costs.

How much do service charges reduce rental yield in Dubai?

For a typical 1-bedroom apartment in this index, 2026 service charges reduce the gross yield by about 1.2 percentage points. The reduction ranges from about 0.6 points in Palm Jumeirah to about 2.1 points in International City Phase 1.

How is the rental yield calculated?

Gross yield is the median annual rent from Ejari contracts divided by the median price of ready homes sold, for apartments of the same bedroom count. The yield after service charges takes the estimated annual service charge from the rent, then divides by the same ready-home price. Off-plan sales are not used, because a home that does not exist yet earns no rent.

Can I use this data in an article?

Yes. Please credit SMS Realty and link to this page. The underlying aggregates are published under CC BY 4.0 by Dubai Data, based on Dubai Land Department open data.