ECOSYSTEM Research · Dubai Land Department data

Dubai Yield Map 2026

Rental yields for 64 liquid Dubai areas, ranked from Dubai Land Department transactions. Gross yield, median price, price per square foot, deal volume and year-on-year price movement. One page, honest numbers, free to cite.

Dubai Land Department (DLD) Data as of July 2026ECOSYSTEM Research · ecosystem.estate
64
Areas covered
186 810
Transactions
7.1%
Median gross yield
1.9% – 11.6%
Yield range

How to read this map

Every area shown clears a confidence gate of at least 50 recorded sale transactions in the window, so a single lucky deal cannot inflate a rank. Yields are weighted by deal count across unit segments, which keeps a handful of penthouses from distorting a district built on studios. Areas with too few deals are left out rather than guessed.

#AreaGross yieldNet (est.)Median priceAED/sqftDeals 12mPrice YoY
1Wadi Al Safa 4
11.6%
9.5%AED 2.07M1,8612,396-0.2%
2Wadi Al Safa 7
11.5%
9.5%AED 901K1,023261+14.5%
3Dubai Investment Park (DIP)
11.4%
9.3%AED 973K9941,018+12.0%
4International City
10.9%
8.9%AED 584K7932,045+10.8%
5JLT (Jumeirah Lakes Towers)
10.1%
8.3%AED 2.04M1,8484,750+2.4%
6Palm Jumeirah
9.8%
8.0%AED 8.96M3,1862,073+7.5%
7The Greens / The Lakes
9.6%
7.9%AED 2.24M1,746952+8.4%
8Me'aisem First
9.5%
7.8%AED 967K1,3604,384+11.3%
9Jebel Ali Industrial
9.4%
7.7%AED 641K895656+9.5%
10Dubai Silicon Oasis
9.2%
7.5%AED 1.00M1,2573,082+6.0%
11Al Quoz
9.0%
7.4%AED 836K785201+7.5%
12Arjan
8.8%
7.3%AED 1.05M1,4555,109+1.7%
13International City Phase 3
8.7%
7.2%AED 724K1,0451,285+8.1%
14Al Safouh Second
8.7%
7.2%AED 2.80M1,808419+54.6%
15Dubai Investment Park Second
8.7%
7.1%AED 1.23M1,4414,591+5.3%
16Nad Al Shiba
8.7%
7.1%AED 798K895234+7.1%
17Downtown Dubai
8.7%
7.1%AED 3.93M2,6545,546+4.3%
18Dubai Studio City
8.6%
7.1%AED 825K1,6351,531-2.4%
19Dubailand Residence Complex (DLRC)
8.5%
6.9%AED 1.03M1,3857,734+3.7%
20Jumeirah Village Circle
8.4%
6.9%AED 1.09M1,45118,299+2.2%
21Saih Shuaib 2
8.4%
6.9%AED 714K1,4611,045+4.8%
22Motor City
8.2%
6.7%AED 1.34M1,6275,339+2.0%
23Wadi Al Safa 2
8.1%
6.6%AED 1.13M1,3002,010+5.1%
24Al Qusais Industrial Fifth
8.1%
6.6%AED 570K59579—
25Business Bay
7.9%
6.5%AED 2.80M2,52713,310+4.5%
26Nad Al Sheba / Meydan
7.7%
6.3%AED 1.96M2,9921,716+6.5%
27Dubai Sports City
7.7%
6.3%AED 943K1,3034,497+0.6%
28DAMAC Lagoons / Remraam
7.7%
6.3%AED 1.15M1,5681,971+8.7%
29Jabal Ali Industrial Second
7.6%
6.2%AED 948K1,368583+4.4%
30Dubai Marina
7.5%
6.2%AED 3.41M2,4796,891+4.6%
31Town Square
7.3%
6.0%AED 1.22M1,3573,073+2.2%
32Muhaisanah First
7.2%
5.9%AED 1.61M1,207103+0.7%
33Dubai Hills Estate
7.0%
5.7%AED 2.40M2,3033,608+1.7%
34Dubai Science Park
6.8%
5.6%AED 1.32M1,7885,387+6.8%
35Al Barsha First
6.8%
5.6%AED 2.29M1,632134+6.8%
36Jumeirah Village Triangle
6.8%
5.6%AED 1.14M1,6175,664+4.5%
37Meydan / Sobha Hartland (MBR City)
6.8%
5.6%AED 1.57M2,0243,431+1.8%
38Zaabeel Second
6.8%
5.5%AED 4.32M3,1031,174+7.7%
39Um Suqaim Third
6.7%
5.5%AED 3.69M2,786585+0.9%
40Barsha Heights (Tecom)
6.7%
5.5%AED 2.72M1,774481+1.6%
41Damac Hills
6.5%
5.4%AED 1.44M1,4861,763+7.2%
42Damac Hills 2
6.5%
5.3%AED 680K1,109283+7.4%
43Al Jadaf
6.4%
5.2%AED 1.53M1,9613,102+10.0%
44Wasl 1 / Za'abeel
6.3%
5.1%AED 2.71M2,067717-0.9%
45Dubai South
6.3%
5.1%AED 1.20M1,62511,866+2.3%
46Al Kheeran
6.2%
5.1%AED 2.98M1,30167+11.4%
47Al Satwa
6.1%
5.0%AED 1.46M2,2521,809+4.8%
48Al Safouh First
6.0%
4.9%AED 2.30M3,341617+2.5%
49Nad Al Hamar
5.9%
4.9%AED 1.12M1,07676-8.7%
50Al Furjan / Discovery Gardens
5.9%
4.9%AED 1.58M1,8477,512+3.6%
51Dubai Creek Harbour
5.9%
4.8%AED 2.72M2,4065,423+5.2%
52Majan / Al Barari
5.9%
4.8%AED 1.14M1,4816,858+1.6%
53Al Wasl
5.6%
4.6%AED 4.88M3,1301,804+23.3%
54Mirdif
5.5%
4.5%AED 1.90M1,152272-0.5%
55Dubai Islands
5.3%
4.3%AED 3.28M2,7105,413+1.6%
56Ras Al Khor Industrial First
5.3%
4.3%AED 2.76M2,401644+6.4%
57Jumeirah First
5.2%
4.3%AED 14M4,415343+10.0%
58Bukadra
4.6%
3.7%AED 2.44M2,5243,459+6.7%
59Dubai Maritime City / Mina Rashid
4.3%
3.6%AED 3.03M3,0355,022-0.7%
60Trade Center First
3.3%
2.7%AED 4.43M3,676497-5.0%
61Trade Center Second
3.1%
2.5%AED 7.84M4,529898+1.9%
62Zaabeel First
2.2%
1.8%AED 6.15M3,584164+0.4%
63Al Nahda First
2.0%
1.7%AED 416K276402—
64Jumeirah Second
1.9%
1.6%AED 23M6,247152-9.9%

Tap a column to sort

Highest gross yield

  1. 1Wadi Al Safa 4AED 2.1M11.6%
  2. 2Wadi Al Safa 7AED 901K11.5%
  3. 3Dubai Investment Park (DIP)AED 973K11.4%
  4. 4International CityAED 584K10.9%
  5. 5JLT (Jumeirah Lakes Towers)AED 2.0M10.1%

Lowest gross yield (capital-growth plays)

  1. 1Jumeirah SecondAED 23M1.9%
  2. 2Al Nahda FirstAED 416K2.0%
  3. 3Zaabeel FirstAED 6.1M2.2%
  4. 4Trade Center SecondAED 7.8M3.1%
  5. 5Trade Center FirstAED 4.4M3.3%

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Dubai Yield Map 2026, ECOSYSTEM Research (ecosystem.estate), based on Dubai Land Department transaction data. https://ecosystem.estate/research/dubai-yield-map-2026

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Methodology & source

Source: Dubai Land Department (DLD) registered transactions, aggregated in the ECOSYSTEM read-model and mirrored here without adjustment. Data as of July 2026.

Gross rental yield = annual median rent ÷ median sale price for the same area and unit type, sales-weighted across Studio, 1BR, 2BR and 3BR segments. This is the same figure used across ecosystem.estate, so numbers here match our area pages one-to-one.

Net (est.) is not a DLD figure. It applies one disclosed assumption — gross × 0.82, i.e. roughly 18% of gross rent lost to service charges, management and vacancy — as an illustrative floor. Your actual net depends on the specific building and service charge.

Price YoY is the sales-weighted change in median price versus the prior year. A blank means we do not hold a reliable prior-year comparison for that area, so we show nothing rather than a guess.

Frequently asked questions

Which Dubai area has the highest rental yield in 2026?
Based on DLD transactions as of July 2026, Wadi Al Safa 4 leads with a gross yield of about 11.6%. Higher-yield areas are typically affordable, high-liquidity districts of studios and one-bedroom units.
Is this rental yield gross or net?
The ranked figure is gross yield (annual rent ÷ price) from DLD data. We also show an estimated net that subtracts a disclosed ~18% operating load for service charges, management and vacancy. Net is an estimate, not a DLD number.
How current is the data?
The map reflects Dubai Land Department registered transactions aggregated as of July 2026. It refreshes as new DLD data lands in our read-model.
Can I cite or embed this report?
Yes. The dataset is openly licensed (CC BY 4.0). Use the ready citation, or paste the embed snippet, which credits ECOSYSTEM Research and links back to this page.

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