Best Rental Yields in Dubai 2025
Rental yield is the single most important metric for property investors. We combined DLD sales transaction data with Ejari rental contracts to calculate actual gross yields across Dubai neighborhoods.
How We Calculate Yield
Gross Rental Yield = (Average Annual Rent / Estimated Property Price) × 100
We estimate property price using average PSF × 750 sqft (typical 1-bed apartment). Both rent and price figures come from actual DLD data — not listings or estimates.
Top Areas by Rental Yield
Using type-matched median methodology (comparing Unit-type sales with Unit-type rentals, minimum 20 samples each side, 20% cap):
| Rank | Area | Median Rent/Year | Median PSF | Est. Yield |
|---|---|---|---|---|
| 1 | Al Barari | 220,000 AED | 1,778 AED | 16.5% |
| 2 | Jumeirah Golf Estates | 125,000 AED | 1,246 AED | 13.4% |
| 3 | City Walk | 220,000 AED | 2,935 AED | 10.0% |
| 4 | Living Legends | 64,000 AED | 905 AED | 9.4% |
| 5 | Remraam | 56,000 AED | 841 AED | 8.9% |
| 6 | The Greens | 110,000 AED | 1,685 AED | 8.7% |
| 7 | Mudon | 78,250 AED | 1,234 AED | 8.5% |
| 8 | International City | 34,000 AED | 615 AED | 7.4% |
| 9 | Al Furjan | 68,000 AED | 1,264 AED | 7.2% |
| 10 | Dubai Creek Harbour | 132,000 AED | 2,431 AED | 7.2% |
Understanding the Yield Numbers
Why We Use Type-Matched Medians
Our methodology compares like-with-like: Unit (apartment) sales prices are matched with Unit rental contracts. This avoids the distortion that occurs when villa rents are compared against apartment sale prices. We also use medians instead of averages to reduce the impact of outliers, and cap yields at 20% to filter anomalies.
For realistic apartment investment yields, most Dubai communities fall in the 5-10% gross yield range, with standout areas reaching 10-16%.
Best Realistic Yield Opportunities
| Area | Median Rent | Median PSF | Yield | Rent Contracts | Sales |
|---|---|---|---|---|---|
| Al Furjan | 68,000 | 1,264 | 7.2% | 4,192 | 6,555 |
| Dubai Creek Harbour | 132,000 | 2,431 | 7.2% | 7,126 | 8,914 |
| Meydan | 85,000 | 1,631 | 6.9% | 1,019 | 1,297 |
| Town Square | 66,000 | 1,275 | 6.9% | 4,657 | 5,200 |
| Discovery Gardens | 49,500 | 1,022 | 6.5% | 4,320 | 3,153 |
| Jumeirah Village Circle | 68,000 | 1,392 | 6.5% | 20,140 | 36,721 |
| Dubai Hills Estate | 112,000 | 2,337 | 6.4% | 5,347 | 10,789 |
| Sobha Hartland | 95,000 | 2,003 | 6.3% | 5,019 | 3,330 |
| Liwan | 47,000 | 1,056 | 5.9% | 1,855 | 2,375 |
| Motor City | 81,786 | 1,880 | 5.8% | 1,702 | 8,636 |
The Volume Sweet Spot
The best investment areas combine high yield with high volume (liquidity). Stand-out performers:
Yield vs Capital Growth
High-yield areas don't always offer the best capital appreciation. The ideal investment balances both:
High Yield + Growth Potential
Lower Yield but Strong Growth
Net Yield Considerations
Gross yields above don't account for:
Typical net yield is 2-3% lower than gross. An area with 11% gross yield might net 8-9%.
How to Find Yield Data
Every area on DXB Analytics shows:
Data from Dubai Land Department transactions and Ejari rental contracts, 2024-2025. Yields are gross estimates based on average figures.
Explore more data on all areas or use the comparison tool.