Rental yields in Dubai: where it’s 7–8% and where it’s 4%
Gross long-term rental yields by Dubai area for 2026, and how to turn them into a real net yield.
Gross yield, % per year
Mid-range values based on the DLD Rental Index and market research, one-bedroom apartments.
| Area | 1BR rent, AED/year | Entry, AED | Yield |
|---|---|---|---|
| Jumeirah Village Circle (JVC) | 65–80k | from 500k | 6,5–8% |
| Dubai Production City | 45–55k | from 400k | 7–8% |
| Dubai Silicon Oasis | 55–65k | from 500k | 6,5–7,5% |
| Liwan | 45–55k | from 400k | 6,5–7,5% |
| DAMAC Hills 2 | 40–55k | from 450k | 6–7% |
| Business Bay | 90–120k | from 1.2M | 5–6% |
| MBR City | 80–110k | from 1.3M | 4,5–5,5% |
| Dubai Marina | 100–140k | from 1.5M | 4–5% |
| Dubai Creek Harbour | 100–140k | from 1.8M | 4–5% |
| Downtown Dubai | 120–180k | from 2.5M | 3,5–4,5% |
| Palm Jumeirah | 150–250k | from 3M | 3,5–4,5% |
This material is for information only and does not constitute individual investment, tax or legal advice. Market data as of October 2026; check current terms before any transaction.
How to get from gross yield to net
Gross yield is annual rent divided by price. To get the net figure, deduct:
- service charge — usually AED 12–25 per sq ft per year;
- void periods between tenants — 2–6 weeks a year;
- maintenance and minor repairs;
- the management company’s fee, if you don’t let the property yourself;
- mortgage payments, if bought with financing.
Net yield is typically 1.5–2.5 pp below gross. You can calculate your property in the ROI calculator.
Long-term or short-term
Short-term rental in Dubai delivers higher gross income but requires a DTCM permit, furniture and a management company that takes 15–25% of revenue. Occupancy depends heavily on the season.
Long-term leases are registered with Ejari, and rents rise in line with the RERA index. It is simpler and more predictable — which is why we use it in the base case.
High yield ≠ best investment
Areas yielding 7–8% usually appreciate more slowly than premium ones. Compare not only yield but total ROI, including price growth and liquidity on resale.
Further reading
We’ll find a property with the yield you need
A selection of projects for your budget with net yield and payment plan calculations.