Dubai Rental Yields by Area: September 2026 Data
Dubai apartments returned an average gross rental yield of 6.6% in September 2026 across 58 communities, and villas and townhouses 4.7% across 40. The highest apartment yields were in Dubai Investments Park (9.8%), International City (8.9%) and Dubai Production City (8.6%). The lowest was Expo City at 3.1%. For villas, Rukan led at 7.1%. All figures are Property Monitor's September 2026 median sale prices and average annual rents, read on 5 October 2026.
| Measure | Apartments | Villas and townhouses |
|---|---|---|
| Average gross yield (simple average of communities) | 6.6% | 4.7% |
| Highest | Dubai Investments Park 9.8% | Rukan 7.1% |
| Lowest | Expo City 3.1% | Palm Jumeirah Fronds - Garden Homes 2.8% |
| Communities covered | 58 | 40 |
Which areas in Dubai have the highest rental yields?
The ten highest-yielding apartment communities in September 2026 are below. 27 of the 58 apartment communities reached 7% or more.
| Community | Gross yield | Median price (AED) | Average annual rent (AED) |
|---|---|---|---|
| Dubai Investments Park | 9.8% | 1,281,215 | 125,890 |
| International City | 8.9% | 419,146 | 37,373 |
| Dubai Production City | 8.6% | 686,256 | 58,694 |
| DAMAC Hills 2 | 8.5% | 2,049,639 | 173,556 |
| Rukan | 8.4% | 725,147 | 61,116 |
| Dubai Sports City | 8.1% | 842,530 | 67,910 |
| Remraam | 8.0% | 993,977 | 79,310 |
| Al Khail Heights | 7.8% | 957,934 | 75,121 |
| Discovery Gardens | 7.8% | 652,860 | 50,605 |
| Dubai Residence Complex | 7.8% | 670,026 | 52,124 |
Highest villa and townhouse rental yields in Dubai
| Community | Gross yield | Median price (AED) | Average annual rent (AED) |
|---|---|---|---|
| Rukan | 7.1% | 1,443,571 | 101,923 |
| Al Barari | 6.3% | 24,152,193 | 1,511,847 |
| DAMAC Hills 2 | 5.9% | 1,727,004 | 101,400 |
| DAMAC Lagoons | 5.8% | 3,587,631 | 208,645 |
| Wasl Gate | 5.8% | 4,037,122 | 231,641 |
| Jumeirah Bay Island | 5.7% | 38,768,262 | 2,206,865 |
| The Sustainable City | 5.7% | 4,906,450 | 278,143 |
| Jumeirah Village Circle Villas | 5.4% | 4,149,235 | 227,228 |
Dubai rental yields by area: all 58 apartment communities
| Community | Gross yield | Median price (AED) | Average annual rent (AED) |
|---|---|---|---|
| Dubai Investments Park | 9.8% | 1,281,215 | 125,890 |
| International City | 8.9% | 419,146 | 37,373 |
| Dubai Production City | 8.6% | 686,256 | 58,694 |
| DAMAC Hills 2 | 8.5% | 2,049,639 | 173,556 |
| Rukan | 8.4% | 725,147 | 61,116 |
| Dubai Sports City | 8.1% | 842,530 | 67,910 |
| Remraam | 8.0% | 993,977 | 79,310 |
| Al Khail Heights | 7.8% | 957,934 | 75,121 |
| Discovery Gardens | 7.8% | 652,860 | 50,605 |
| Dubai Residence Complex | 7.8% | 670,026 | 52,124 |
| Liwan | 7.6% | 798,913 | 60,926 |
| Dubai Silicon Oasis | 7.5% | 815,006 | 61,056 |
| Dubai Science Park (DuBiotech) | 7.4% | 1,642,314 | 121,715 |
| Dubai Studio City | 7.4% | 893,010 | 65,892 |
| DAMAC Hills | 7.3% | 1,638,175 | 119,850 |
| Dubai Festival City | 7.3% | 3,172,136 | 230,916 |
| Living Legends | 7.3% | 1,880,674 | 138,152 |
| Motor City | 7.3% | 1,363,730 | 100,130 |
| Wasl Gate | 7.3% | 1,021,105 | 74,545 |
| Jumeirah Village Circle | 7.2% | 1,192,671 | 86,177 |
| Dubai South | 7.1% | 1,117,258 | 79,855 |
| Dubai South Residential District | 7.1% | 829,795 | 58,578 |
| Jumeirah Lakes Towers | 7.1% | 1,743,147 | 123,169 |
| Jumeirah Village Triangle | 7.1% | 1,207,925 | 85,662 |
| Town Square | 7.1% | 2,084,246 | 148,832 |
| Al Barari | 7.0% | 11,809,693 | 823,148 |
| Al Furjan | 7.0% | 4,294,004 | 298,870 |
| Mirdif | 6.6% | 1,259,700 | 83,151 |
| Zabeel | 6.6% | 2,652,216 | 173,900 |
| Arjan | 6.5% | 911,740 | 59,343 |
| Business Bay | 6.3% | 2,300,017 | 145,696 |
| Dubai Maritime City | 6.3% | 2,189,524 | 138,862 |
| Al Barsha | 6.2% | 1,110,254 | 68,400 |
| Barsha Heights | 6.2% | 1,459,700 | 90,662 |
| DIFC | 6.2% | 2,995,454 | 184,629 |
| Dubai Hills Estate | 6.2% | 3,162,472 | 194,870 |
| Jumeirah Beach Residence | 6.2% | 2,479,600 | 152,528 |
| Jumeirah Golf Estates | 6.2% | 2,527,800 | 157,707 |
| Sobha Hartland | 6.2% | 1,877,403 | 116,074 |
| Dubai Healthcare City 2 | 6.1% | 1,384,516 | 84,665 |
| The Greens | 6.0% | 1,885,495 | 113,627 |
| Madinat Jumeirah Living | 5.9% | 3,016,686 | 176,512 |
| The Views | 5.9% | 2,432,768 | 142,619 |
| Al Habtoor City | 5.7% | 2,551,651 | 145,282 |
| Dubai Marina | 5.7% | 2,428,851 | 138,030 |
| City Walk | 5.5% | 4,788,420 | 261,314 |
| Dubai Creek Harbour | 5.5% | 2,708,834 | 150,268 |
| Downtown Dubai | 5.3% | 2,669,792 | 142,556 |
| Bluewaters Island | 5.2% | 9,613,202 | 498,902 |
| Dubai Harbour | 5.2% | 4,117,570 | 215,865 |
| Jumeirah Bay Island | 5.2% | 23,782,290 | 1,235,214 |
| Meydan | 5.2% | 6,218,294 | 324,573 |
| Palm Jumeirah | 5.2% | 5,120,170 | 268,466 |
| The Hills | 4.9% | 4,038,792 | 196,672 |
| Dubai Water Canal | 4.8% | 5,023,605 | 242,205 |
| Jumeirah Heights | 4.6% | 4,462,462 | 206,460 |
| Al Jaddaf | 3.9% | 1,218,069 | 47,440 |
| Expo City | 3.1% | 3,163,748 | 97,633 |
Source: Property Monitor, Dubai Real Estate Market Statistics, September 2026, read on 5 October 2026. Gross yield = average annual rent divided by median sale price for the same community.
Villa and townhouse rental yields by area: all 40 communities
| Community | Gross yield | Median price (AED) | Average annual rent (AED) |
|---|---|---|---|
| Rukan | 7.1% | 1,443,571 | 101,923 |
| Al Barari | 6.3% | 24,152,193 | 1,511,847 |
| DAMAC Hills 2 | 5.9% | 1,727,004 | 101,400 |
| DAMAC Lagoons | 5.8% | 3,587,631 | 208,645 |
| Wasl Gate | 5.8% | 4,037,122 | 231,641 |
| Jumeirah Bay Island | 5.7% | 38,768,262 | 2,206,865 |
| The Sustainable City | 5.7% | 4,906,450 | 278,143 |
| Jumeirah Village Circle Villas | 5.4% | 4,149,235 | 227,228 |
| Mudon | 5.4% | 5,636,937 | 301,769 |
| DAMAC Hills | 5.2% | 6,979,520 | 358,963 |
| Meydan | 5.2% | 11,879,942 | 615,771 |
| Al Furjan | 5.1% | 5,276,406 | 265,807 |
| Town Square Townhouses | 5.0% | 2,808,424 | 140,378 |
| Arabian Ranches 3 | 4.9% | 5,429,790 | 263,585 |
| Sobha Hartland | 4.9% | 10,953,450 | 542,764 |
| The Valley | 4.9% | 7,144,682 | 349,817 |
| Arabian Ranches 2 | 4.8% | 6,139,174 | 294,267 |
| Reem Townhouses | 4.8% | 3,518,254 | 167,846 |
| Tilal Al Ghaf | 4.8% | 10,004,817 | 485,073 |
| Dubai Science Park (DuBiotech) | 4.7% | 7,105,389 | 330,311 |
| Dubai South Townhouses | 4.6% | 3,090,209 | 142,177 |
| Nad Al Sheba | 4.6% | 4,763,150 | 218,754 |
| Motor City | 4.5% | 7,583,224 | 338,693 |
| Serena | 4.5% | 3,237,026 | 147,299 |
| Dubai South Residential District | 4.4% | 4,520,433 | 199,294 |
| Falcon City of Wonders | 4.4% | 5,490,560 | 239,568 |
| Dubai Hills Estate | 4.3% | 6,634,192 | 287,869 |
| Dubai Silicon Oasis | 4.2% | 5,354,550 | 224,125 |
| The Lakes | 4.1% | 8,885,496 | 360,316 |
| The Springs | 4.1% | 4,799,591 | 197,182 |
| Arabian Ranches | 4.0% | 6,066,409 | 241,722 |
| Living Legends | 4.0% | 5,884,076 | 237,040 |
| Jumeirah Park | 3.8% | 8,827,675 | 334,061 |
| The Villa | 3.8% | 9,078,145 | 349,497 |
| Victory Heights | 3.8% | 8,403,185 | 317,393 |
| Jumeirah Village Triangle Villas | 3.3% | 5,971,166 | 196,799 |
| Emirates Hills | 3.2% | 81,332,658 | 2,582,793 |
| The Meadows | 3.2% | 13,251,377 | 419,528 |
| Jumeirah Islands | 3.0% | 24,521,028 | 734,771 |
| Palm Jumeirah Fronds - Garden Homes | 2.8% | 50,361,034 | 1,421,518 |
Source: Property Monitor, Dubai Real Estate Market Statistics, September 2026, read on 5 October 2026. Gross yield = average annual rent divided by median sale price for the same community.
Why cheaper areas yield more
Rents in Dubai rise more slowly than prices as you move up the market. The ten highest-yielding apartment communities had a median sale price of AED 783,838; the ten lowest-yielding had AED 4,743,034. A cheaper community therefore earns more rent for each dirham invested, while the most expensive communities earn the least per dirham.
Gross yield and net yield
Gross yield is the year's rent divided by the price. Net yield is what is left after the annual service charge, maintenance, empty months between tenants and any letting or management fee. Service charges are set per building and published in the Dubai Land Department's Mollak system, so check the actual building before you compare net returns. Buying costs come on top of the price: the DLD transfer fee of 4% plus AED 580 for an apartment or villa, and the trustee office fee of AED 2,000 plus VAT below AED 500,000 or AED 4,000 plus VAT from AED 500,000.
How we calculated these yields
Each yield divides Property Monitor's average annual rent for a community by its median sale price in September 2026. The sale and rent figures describe the community as a whole and can come from different buildings and unit sizes, so read one community's figure as a guide to the area and test it against the real price and rent of the unit you are looking at. Rents by area are in our rent by area for September 2026; prices, sales volumes and the price index since 2008 are in our September 2026 market report.
Common questions
Which area in Dubai has the highest rental yield?
Among apartment communities, Dubai Investments Park had the highest gross yield in September 2026 at 9.8%, followed by International City at 8.9%. Among villa and townhouse communities, Rukan led at 7.1%.
What is the average rental yield in Dubai?
6.6% for apartments and 4.7% for villas and townhouses in September 2026, taking the simple average of the 58 apartment and 40 villa communities Property Monitor reports.
Do apartments or villas earn a higher rental yield in Dubai?
Apartments. Their average gross yield of 6.6% was 1.9 points above the 4.7% average for villas and townhouses in September 2026.
Is a 7% rental yield good in Dubai?
It is above the September 2026 apartment average of 6.6%. 27 of 58 apartment communities reached 7% or more. See the cheapest areas to buy an apartment and apartment prices by size.