ECOSYSTEM Research · Dubai Land Department data
Dubai Yield Map 2026
Rental yields for 36 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.
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.
| # | Area | Gross yield | Net (est.) | Median price | AED/sqft | Deals 12m | Price YoY |
|---|---|---|---|---|---|---|---|
| 1 | Al Qusais Industrial Fifth | 10.2% | 8.4% | AED 464K | 600 | 72 | — |
| 2 | International City Ph 2 & 3 | 8.2% | 6.7% | AED 612K | 967 | 751 | — |
| 3 | Liwan | 7.9% | 6.5% | AED 700K | 831 | 258 | — |
| 4 | Silicon Oasis | 7.8% | 6.4% | AED 670K | 938 | 79 | — |
| 5 | Dubai Silicon Oasis | 7.8% | 6.4% | AED 670K | 938 | 952 | +17.5% |
| 6 | Living Legends | 7.8% | 6.4% | AED 1.00M | 913 | 323 | — |
| 7 | International City | 7.7% | 6.3% | AED 395K | 650 | 808 | +32.2% |
| 8 | International City Ph 1 | 7.6% | 6.3% | AED 421K | 651 | 695 | — |
| 9 | Dubai Studio City | 7.6% | 6.2% | AED 650K | 1,393 | 849 | -18.5% |
| 10 | Dubai Studio City | 7.6% | 6.2% | AED 650K | 1,393 | 665 | — |
| 11 | Dubai Production City | 7.5% | 6.2% | AED 548K | 908 | 1,206 | — |
| 12 | Dubai Land Residence Complex | 7.5% | 6.1% | AED 700K | 836 | 2,446 | — |
| 13 | Remraam | 7.4% | 6.0% | AED 760K | 946 | 81 | — |
| 14 | Motor City | 7.3% | 6.0% | AED 1.02M | 1,050 | 3,326 | -29.6% |
| 15 | Dubai South | 7.3% | 6.0% | AED 745K | 1,077 | 13,860 | -35.0% |
| 16 | Arjan | 7.3% | 6.0% | AED 830K | 1,347 | 3,486 | +13.7% |
| 17 | Jumeirah Village Triangle | 7.2% | 5.9% | AED 869K | 1,287 | 3,546 | +1.8% |
| 18 | Jumeirah Village Circle | 7.1% | 5.8% | AED 930K | 1,277 | 10,440 | -8.3% |
| 19 | Majan | 7.1% | 5.8% | AED 910K | 1,097 | 2,083 | — |
| 20 | Damac Hills | 7.0% | 5.7% | AED 710K | 1,345 | 162 | — |
| 21 | Al Furjan | 6.9% | 5.7% | AED 1.16M | 1,287 | 2,270 | -5.9% |
| 22 | Town Square | 6.9% | 5.7% | AED 1.11M | 1,324 | 1,704 | +25.3% |
| 23 | Dubai Science Park | 6.7% | 5.5% | AED 969K | 1,383 | 2,015 | -21.0% |
| 24 | Meydan One | 6.6% | 5.4% | AED 700K | 1,899 | 671 | — |
| 25 | Jumeirah Lakes Towers | 6.4% | 5.3% | AED 1.32M | 1,445 | 1,777 | -4.7% |
| 26 | Dubai Healthcare City - Phase 2 | 6.1% | 5.0% | AED 1.24M | 1,644 | 334 | — |
| 27 | Business Bay | 6.1% | 5.0% | AED 1.50M | 1,815 | 5,614 | +23.6% |
| 28 | Sobha Heartland | 6.0% | 4.9% | AED 1.60M | 2,010 | 379 | — |
| 29 | Dubai Hills Estate | 5.8% | 4.8% | AED 1.98M | 2,300 | 2,286 | +6.7% |
| 30 | Meydan Avenue | 5.6% | 4.6% | AED 1.55M | 1,523 | 108 | — |
| 31 | Dubai Creek Harbour | 5.2% | 4.3% | AED 2.50M | 2,317 | 3,869 | -6.4% |
| 32 | City Walk | 5.2% | 4.3% | AED 4.05M | 2,698 | 135 | — |
| 33 | Al Quoz | 5.1% | 4.2% | AED 900K | 892 | 69 | +13.5% |
| 34 | Dubai Harbour | 4.8% | 3.9% | AED 3.08M | 3,303 | 734 | -28.5% |
| 35 | Jumeirah Beach Residence | 4.7% | 3.9% | AED 2.50M | 1,614 | 590 | +7.9% |
| 36 | Palm Jumeirah | 4.6% | 3.7% | AED 4.60M | 2,704 | 1,056 | +13.9% |
Tap a column to sort
Highest gross yield
- 1Al Qusais Industrial FifthAED 464K10.2%
- 2International City Ph 2 & 3AED 612K8.2%
- 3LiwanAED 700K7.9%
- 4Silicon OasisAED 670K7.8%
- 5Dubai Silicon OasisAED 670K7.8%
Lowest gross yield (capital-growth plays)
- 1Palm JumeirahAED 4.6M4.6%
- 2Jumeirah Beach ResidenceAED 2.5M4.7%
- 3Dubai HarbourAED 3.1M4.8%
- 4Al QuozAED 900K5.1%
- 5City WalkAED 4.0M5.2%
Cite this report
Free to reference and embed with attribution. This report is a citable, openly-licensed dataset (CC BY 4.0).
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 October 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 October 2026, Al Qusais Industrial Fifth leads with a gross yield of about 10.2%. 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 October 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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