ECOSYSTEM Research · Dubai Land Department data
Dubai Yield Map 2026
Rental yields for 49 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 | Dubai Production City | 11.4% | 9.3% | AED 490K | 847 | 1,086 | — |
| 2 | Dubai Studio City | 10.5% | 8.6% | AED 570K | 1,399 | 575 | — |
| 3 | Dubai Studio City | 10.4% | 8.5% | AED 580K | 1,393 | 1,305 | -17.0% |
| 4 | Al Qusais Industrial Fifth | 10.2% | 8.4% | AED 464K | 600 | 72 | — |
| 5 | Jumeirah Beach Residence | 10.2% | 8.4% | AED 2.45M | 1,539 | 823 | -3.4% |
| 6 | International City Ph 1 | 9.8% | 8.0% | AED 400K | 629 | 578 | — |
| 7 | Saih Shuaib 2 | 9.6% | 7.9% | AED 484K | 1,000 | 652 | +40.5% |
| 8 | Me'aisem First | 9.4% | 7.7% | AED 661K | 1,018 | 3,227 | +80.0% est. |
| 9 | Wadi Al Safa 7 | 9.1% | 7.5% | AED 702K | 1,131 | 192 | -18.9% |
| 10 | International City | 8.7% | 7.1% | AED 420K | 661 | 1,369 | +4.9% |
| 11 | Jabal Ali Industrial Second | 8.4% | 6.9% | AED 570K | 1,395 | 1,350 | -21.5% |
| 12 | Dubai South | 8.4% | 6.9% | AED 730K | 1,059 | 14,259 | -19.8% |
| 13 | International City Ph 2 & 3 | 8.4% | 6.9% | AED 550K | 1,053 | 773 | — |
| 14 | Damac Hills 2 | 8.2% | 6.7% | AED 520K | 1,082 | 245 | +13.7% |
| 15 | Motor City | 7.8% | 6.4% | AED 964K | 1,000 | 4,674 | +3.6% |
| 16 | The Greens | 7.7% | 6.3% | AED 1.80M | 1,731 | 947 | +4.7% |
| 17 | Dubai Sports City | 7.7% | 6.3% | AED 660K | 984 | 1,091 | — |
| 18 | Arjan | 7.4% | 6.1% | AED 822K | 1,364 | 4,800 | -3.6% |
| 19 | International City Phase 3 | 7.3% | 6.0% | AED 620K | 928 | 912 | +44.6% |
| 20 | Jumeirah Village Circle | 6.9% | 5.7% | AED 940K | 1,305 | 15,762 | -3.9% |
| 21 | Dubai Land Residence Complex | 6.9% | 5.6% | AED 700K | 794 | 2,074 | — |
| 22 | Dubai Science Park | 6.8% | 5.6% | AED 970K | 1,373 | 4,179 | -32.9% |
| 23 | Jumeirah Lakes Towers | 6.7% | 5.5% | AED 1.21M | 1,421 | 2,582 | +64.3% |
| 24 | Damac Hills | 6.6% | 5.4% | AED 805K | 1,362 | 432 | — |
| 25 | Jumeirah Village Triangle | 6.5% | 5.3% | AED 920K | 1,328 | 5,079 | -3.9% |
| 26 | Barsha Heights | 6.5% | 5.3% | AED 1.18M | 1,161 | 231 | -34.3% |
| 27 | Liwan | 6.4% | 5.2% | AED 750K | 884 | 318 | — |
| 28 | Meydan One | 6.3% | 5.1% | AED 800K | 1,927 | 641 | — |
| 29 | Business Bay | 6.0% | 4.9% | AED 1.50M | 1,937 | 9,185 | +4.9% |
| 30 | Dubai Hills Estate | 6.0% | 4.9% | AED 1.76M | 2,297 | 3,556 | -11.7% |
| 31 | Dubai Silicon Oasis | 5.6% | 4.6% | AED 954K | 1,087 | 2,944 | -6.5% |
| 32 | Majan | 5.6% | 4.6% | AED 1.17M | 1,250 | 1,690 | — |
| 33 | Sobha Heartland | 5.5% | 4.6% | AED 1.73M | 1,970 | 223 | — |
| 34 | Town Square | 5.4% | 4.4% | AED 1.15M | 1,345 | 2,828 | +37.2% |
| 35 | Al Quoz | 5.4% | 4.4% | AED 895K | 881 | 165 | +13.0% |
| 36 | Dubai Healthcare City - Phase 2 | 5.3% | 4.4% | AED 1.31M | 1,817 | 331 | — |
| 37 | Dubai Harbour | 5.3% | 4.3% | AED 3.04M | 3,294 | 1,049 | -34.1% |
| 38 | Al Furjan | 5.2% | 4.3% | AED 1.26M | 1,270 | 3,172 | -14.7% |
| 39 | Dubai Marina | 5.2% | 4.2% | AED 2.00M | 1,891 | 3,984 | -8.6% |
| 40 | Al Satwa | 5.1% | 4.2% | AED 1.49M | 1,696 | 1,674 | -2.6% |
| 41 | Um Suqaim Third | 5.1% | 4.2% | AED 2.55M | 2,915 | 577 | 0.0% |
| 42 | Wasl 1 / Za'abeel | 4.8% | 4.0% | AED 2.80M | 1,947 | 551 | -7.1% |
| 43 | Meydan Avenue | 4.8% | 3.9% | AED 1.78M | 1,540 | 152 | — |
| 44 | Dubai Creek Harbour | 4.6% | 3.8% | AED 2.48M | 2,334 | 4,970 | -5.8% |
| 45 | Palm Jumeirah | 4.5% | 3.7% | AED 4.31M | 2,654 | 2,038 | -13.0% |
| 46 | City Walk | 4.3% | 3.6% | AED 4.60M | 2,664 | 183 | — |
| 47 | Al Wasl | 4.0% | 3.2% | AED 4.00M | 2,858 | 1,557 | -23.8% |
| 48 | Jumeirah First | 3.9% | 3.2% | AED 2.80M | 3,041 | 314 | +80.0% est. |
| 49 | Mirdif | 3.6% | 3.0% | AED 1.75M | 1,169 | 256 | -17.5% |
Tap a column to sort
Highest gross yield
- 1Dubai Production CityAED 490K11.4%
- 2Dubai Studio CityAED 570K10.5%
- 3Dubai Studio CityAED 580K10.4%
- 4Al Qusais Industrial FifthAED 464K10.2%
- 5Jumeirah Beach ResidenceAED 2.5M10.2%
Lowest gross yield (capital-growth plays)
- 1MirdifAED 1.8M3.6%
- 2Jumeirah FirstAED 2.8M3.9%
- 3Al WaslAED 4.0M4.0%
- 4City WalkAED 4.6M4.3%
- 5Palm JumeirahAED 4.3M4.5%
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 August 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 August 2026, Dubai Production City leads with a gross yield of about 11.4%. 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 August 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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