The median gross rental yield on a 1-bedroom apartment in Dubai is 5.53% per year. This is not a forecast or a broker’s promise: the figure is computed across 46 districts from registered 2026 Ejari rental contracts and Dubai Land Department (DLD) sale transactions over the last 12 months. No district shows a median yield of “10%”: the best mass-market areas return 6.3–6.6% gross, premium waterfront areas 2.7–5.6%.
Where the “promised 10%” comes from
Three honest sources of that number: lucky entries of 2021–2022, when prices were lower and rents were already climbing; short-term letting, where the gross rate is higher but so are costs and vacancy; and “yield on launch price” math for off-plan projects. None of these describe the 2026 ready market: the registry shows 5–7% gross in mass-market districts.
Yields by district: the registry table
The 15 districts with the most transactions over 12 months. Price is the median 1BR sale, rent is the median annual 2026 Ejari contract, yield = rent / price.
| District (DLD registry) | 1BR price, AED | 1BR rent, AED/yr | 1BR gross yield | Studio gross yield |
|---|---|---|---|---|
| Al Barsha South Fourth (JVC) | 1,060,999 | 69,938 | 6.6% | 6.7% |
| Al Hebiah First | 1,122,000 | 72,000 | 6.4% | 6.5% |
| Al Merkadh (MBR City) | 1,275,000 | 80,000 | 6.3% | 7.0% |
| Al Barshaa South Third (Arjan) | 1,060,291 | 65,000 | 6.1% | 6.6% |
| Al Barsha South Fifth (JVT) | 1,225,272 | 69,000 | 5.6% | 5.8% |
| Me’Aisem First (Production City) | 1,017,893 | 57,000 | 5.6% | 5.6% |
| Marsa Dubai (Dubai Marina) | 1,620,000 | 90,000 | 5.6% | 6.3% |
| Wadi Al Safa 3 (Dubailand) | 1,100,000 | 59,000 | 5.4% | 5.6% |
| Jabal Ali First (Al Furjan) | 1,180,000 | 62,000 | 5.3% | 7.7% |
| Madinat Al Mataar (Dubai South) | 1,154,539 | 59,000 | 5.1% | 6.2% |
| Al Khairan First (Dubai Creek Harbour) | 1,919,888 | 95,000 | 5.0% | — |
| Wadi Al Safa 5 (Dubailand) | 1,063,063 | 51,000 | 4.8% | 5.5% |
| Business Bay | 1,850,000 | 85,000 | 4.6% | 5.6% |
| Dubai Investment Park Second | 1,169,000 | 52,000 | 4.5% | 5.5% |
| Madinat Dubai Almelaheyah (Maritime City) | 2,383,000 | 65,000 | 2.7% | — |
The pattern is simple: the more expensive the square metre, the lower the rental return. Studios out-yield 1-bedrooms almost everywhere by 0.2–2.4 percentage points.
Gross is not net
Out of the gross yield you pay: the building’s service charge (billed per square foot — check your building in the service charge checker), vacancy between tenants, letting commission and minor maintenance. Typically that costs 1–2 percentage points: a district yielding 6% gross nets around 4–5%.
How we calculated this
Rents: Ejari contracts starting in 2026, residential flats, annual amounts between AED 15,000 and 500,000. Prices: ready-unit DLD transactions from 1 September 2025 to 24 September 2026, between AED 200,000 and 5,000,000. Medians throughout, not averages. Only districts with at least 100 transactions and 100 rental contracts are included. Registry data as of 24 September 2026.
Frequently asked questions
Why did everyone talk about 10%+ before, and now it’s 5–6%?
Because prices grew faster than rents: buyers of 2021–2022 do see double-digit returns on their invested capital, but at 2026 entry prices the registry shows 5–7% gross.
Why does off-plan show higher yields “on paper”?
Those are computed on the launch price and projected rent. The registry measures the ready market: real contracts against real transactions. Compare like with like.
How do I check the yield of a specific building?
Our project pages show median sale prices and rents per building from the same registry, plus the ROI calculator.
Data: Dubai Land Department (DLD) transaction and Ejari rental registries. Analysis by Continental Club, 24 September 2026.
