Which Dubai areas have the highest rental yield?
Dubai rental yield by area, the 12 months to 30 October 2026.
Across the 22 areas with enough sales and lets, yield before costs ran from 4.8% to 9.5% in the 12 months to 30 October 2026: recorded new-let rent over the price of ready homes sold in the same 12 months.
Areas ranked by yield before costs, the 12 months to 30 October 2026
22 areas with at least 500 ready sales and 1,000 new-let contracts in the same 12 months. Ranked by yield before costs, highest first. Each row shows the counts the ratio was divided from.
| # | Area | Yield before costs | Ready sales | New lets |
|---|---|---|---|---|
| 1 | International City Ph 1 | 9.5% | 1,276 | 9,610 |
| 2 | Dubai Sports City | 8.6% | 1,287 | 5,393 |
| 3 | Jumeirah Golf | 8.4% | 894 | 3,825 |
| 4 | Silicon Oasis | 8.0% | 1,055 | 5,530 |
| 5 | Dubai Studio City | 7.9% | 510 | 1,487 |
| 6 | Al Furjan | 7.7% | 1,808 | 9,635 |
| 7 | Motor City | 7.5% | 708 | 1,060 |
| 8 | Jumeirah Village Circle | 7.2% | 4,335 | 19,108 |
| 9 | Arjan | 7.1% | 1,261 | 7,055 |
| 10 | Majan | 7.0% | 1,302 | 2,407 |
| 11 | Jumeirah Lakes Towers | 6.9% | 868 | 5,255 |
| 12 | Dubai Land Residence Complex | 6.8% | 1,077 | 5,193 |
| 13 | Dubai South | 6.6% | 1,131 | 4,261 |
| 14 | Town Square | 6.5% | 967 | 2,861 |
| 15 | Business Bay | 6.5% | 2,399 | 11,262 |
| 16 | Meydan One | 6.4% | 1,910 | 8,929 |
| 17 | Dubai Hills | 5.8% | 1,102 | 5,206 |
| 18 | Dubai Creek Harbour | 5.6% | 1,215 | 3,830 |
| 19 | Dubai Marina | 5.6% | 2,585 | 11,256 |
| 20 | Burj Khalifa | 5.4% | 1,416 | 5,788 |
| 21 | Dubai Healthcare City - Phase 2 | 5.2% | 553 | 4,111 |
| 22 | Palm Jumeirah | 4.8% | 694 | 2,425 |
Window: 30 October 2025 to 30 October 2026. Rent records reach 30 October 2026.
Gross yield, before costs: registered new-let rent divided by the price of ready homes registered in the same 12 months, for each area. Each side counts apartments and villas, ready homes only; rent from new lets on the same two types, same 12 months. Off-plan is left out of the price side. Service charges, fees, vacancy and financing are not deducted.
Not shown: too few sales or lets
152 areas have some records but fewer than the floors (at least 500 ready sales and 1,000 new-let contracts in the 12 months). A yield from a thin slice is not typical for the area, so no yield is shown for them. The 25 nearest the floors are listed with their counts.
| Area | Ready sales | New lets |
|---|---|---|
| The Lakes | 491 | 1,958 |
| Damac Hills | 467 | 2,582 |
| Jumeirah Village Triangle | 460 | 2,035 |
| Liwan | 451 | 2,319 |
| International City Ph 2 & 3 | 391 | 4,209 |
| Arabian Ranches Ii | 388 | 1,543 |
| Emirate Living | 348 | 1,207 |
| City Walk | 332 | 1,071 |
| Mudon | 322 | 878 |
| Al Yufrah 1 | 314 | 732 |
| Al Hebiah Fifth | 254 | 1,806 |
| Mira | 219 | 594 |
| Dubai Investment Park Second | 208 | 831 |
| Meydan Avenue | 208 | 1,403 |
| Dubai Science Park | 172 | 1,051 |
| Um Suqaim Third | 151 | 648 |
| Jabal Ali Industrial Second | 142 | 639 |
| Arabian Ranches I | 133 | 590 |
| La Mer | 127 | 1,033 |
| Al Goze Fourth | 124 | 743 |
| Saih Shuaib 2 | 121 | 650 |
| Dubai Investment Park First | 120 | 1,264 |
| Zaabeel Second | 117 | 615 |
| Al Kifaf | 104 | 380 |
| Al Satwa | 96 | 2,315 |
How this is worked out
Rent is the typical annual rent (the median, per sq ft per year) of new-let tenancy contracts on apartments and villas registered in the 12 months. Price is the typical sale price (the median, per sq ft) of ready apartments and villas registered in the same 12 months and the same area. Off-plan is excluded from the price side: the two populations serve different buyers and pooling them produces a figure that describes neither. Yield before costs is the rent divided by the price, expressed as a percentage. It is not a return and not a forecast: service charges, agency fees, vacancy and financing are not in the register and are not deducted. The figure rests on the same 12-month window on both sides; the counts in the table show how many records each side rests on.
Why other yield numbers differ
Yield figures from different sources often disagree. The main reasons are: different time periods (one side from the latest 12 months, the other from a wider or older window); asking prices rather than registered prices on one or both sides (listed rents and marketed prices can differ substantially from what is registered); and gross versus net figures (a gross yield does not deduct running costs; a net yield does, and the deductions vary by building, owner and assumption). These are reasons figures differ, not a claim that any particular source is wrong.
Questions
Which Dubai areas have the highest rental yield?
Across the 22 areas with enough sales and lets, yield before costs ran from 4.8% to 9.5% in the 12 months to 30 October 2026: recorded new-let rent over the price of ready homes sold in the same 12 months.
What is yield before costs?
Yield before costs is the annual rent divided by the purchase price, expressed as a percentage. It is gross: service charges, agency fees, vacancy periods and financing costs are not deducted because they vary by building and buyer. It is a starting point, not a return you will receive.
Why do the counts matter?
A yield from two or three sales can sit anywhere. The floors on this page — at least 500 ready sales and 1,000 new-let contracts in the same 12 months — mean each figure rests on enough records to be a typical ratio for that area, not an artefact of a thin sample.
Is this a forecast?
No. Every figure here is calculated from registered records in a past 12-month window. Nothing here says what rent or price will be in the future.
Related pages
- Yield calculator — run a scenario for one area and size
- Price trend — the registered home sales month by month, ready and off-plan apart
- Market report — the quarter written up, with area medians
- Rents — registered rent contracts by area and bedroom
- Where the numbers come from — the method, floors and what is refused
- Off-plan vs ready prices — the two segments side by side, area by area