Dubai rents and rental yields: November 2026
Registered rent contracts (Ejari) with the Dubai Land Department and gross rental yields. Data up to 12 November 2026.
Rental yield
5.1%
A year earlier: 5.2%
Gross yield on flats: median yearly rent per sq ft ÷ median sale price per sq ft, last 12 months
1-bedroom rent · November 2026
AED 65,000
▼ 1.5% vs October 2026
▼ 6.9% vs November 2025
2-bedroom rent · November 2026
AED 95,000
0.0% vs October 2026
0.0% vs November 2025
Studio rent · November 2026
AED 43,000
▼ 2.0% vs October 2026
▼ 4.4% vs November 2025
Rent per sq ft (flats, yearly) · November 2026
AED 88.9
▼ 3.7% vs November 2025
Rent contracts · November 2026
11,192 + 9,847 renewals
▼ 24.2% vs 1 Oct–12 Oct
Median yearly rent by month (new contracts, flats)
1-bedroom rent 2-bedroom rent
Gross rental yield by month (flats)
Rent contracts by month
New contracts renewals
Median yearly rent per sq ft by year (flats, new contracts)
Flat rents by bedrooms (last 12 months)
| Bedrooms | Median rent (yearly) | Contracts |
|---|---|---|
| Studio | AED 44,000 | 52,164 |
| 1 | AED 66,000 | 93,613 |
| 2 | AED 94,000 | 57,370 |
| 3 | AED 150,000 | 12,262 |
| 4+ | AED 250,000 | 1,037 |
Villa rents by bedrooms (last 12 months)
| Bedrooms | Median rent (yearly) | Contracts |
|---|---|---|
| 2 | AED 141,750 | 1,629 |
| 3 | AED 150,000 | 11,904 |
| 4+ | AED 240,000 | 12,339 |
Top 10 rents and yields (last 12 months)
Highest rental yields (areas)
| # | Area | Gross yield | Contracts |
|---|---|---|---|
| 1 | Al Khail HeightsAl Goze Fourth | 8.8%Rent AED 81 vs price AED 921 per sq ft | 851 |
| 2 | Al Qusais Industrial Fifth | 8.7%Rent AED 52 vs price AED 600 per sq ft | 1,224 |
| 3 | International City Ph 1Al Warsan First | 8.4%Rent AED 62 vs price AED 739 per sq ft | 9,986 |
| 4 | Wadi Al Safa 7 | 8.1%Rent AED 93 vs price AED 1,156 per sq ft | 1,541 |
| 5 | Madinat Hind 4 | 7.5%Rent AED 89 vs price AED 1,184 per sq ft | 3,262 |
| 6 | Dubai Studio CityAl Hebiah Second | 7.3%Rent AED 110 vs price AED 1,497 per sq ft | 1,574 |
| 7 | International City Ph 2 & 3Warsan Fourth | 6.7%Rent AED 77 vs price AED 1,156 per sq ft | 4,572 |
| 8 | Barsha HeightsAl Thanyah First | 6.6%Rent AED 89 vs price AED 1,350 per sq ft | 2,150 |
| 9 | Dubai Production CityMe'aisem First | 6.5%Rent AED 88 vs price AED 1,351 per sq ft | 4,489 |
| 10 | Jumeirah Village CircleAl Barsha South Fourth | 6.4%Rent AED 94 vs price AED 1,477 per sq ft | 19,708 |
Lowest rental yields (areas)
| # | Area | Gross yield | Contracts |
|---|---|---|---|
| 1 | Trade CentreTrade Center Second | 1.8%Rent AED 98 vs price AED 5,367 per sq ft | 610 |
| 2 | Nad Al Shiba First | 2.6%Rent AED 91 vs price AED 3,497 per sq ft | 1,402 |
| 3 | La MerJumeirah First | 2.6%Rent AED 130 vs price AED 4,975 per sq ft | 1,024 |
| 4 | Trade Center First | 2.7%Rent AED 96 vs price AED 3,564 per sq ft | 1,419 |
| 5 | Dubai Maritime CityMadinat Dubai Almelaheyah | 2.8%Rent AED 87 vs price AED 3,096 per sq ft | 870 |
| 6 | Palm Jumeirah | 3.6%Rent AED 129 vs price AED 3,571 per sq ft | 2,806 |
| 7 | Al Satwa | 4.2%Rent AED 95 vs price AED 2,273 per sq ft | 2,464 |
| 8 | Motor CityAl Hebiah First | 4.4%Rent AED 76 vs price AED 1,710 per sq ft | 1,060 |
| 9 | Dubai Design DistrictZaabeel Second | 4.5%Rent AED 141 vs price AED 3,148 per sq ft | 618 |
| 10 | Al Wasl | 4.6%Rent AED 145 vs price AED 3,181 per sq ft | 1,081 |
Cheapest areas to rent a 1-bedroom flat
| # | Area | 1-bedroom rent | Contracts |
|---|---|---|---|
| 1 | Jabal Ali Industrial First | AED 30,000 | 1,154 |
| 2 | Al Baraha | AED 35,000 | 1,149 |
| 3 | Hor Al Anz | AED 35,000 | 2,831 |
| 4 | Abu Hail | AED 35,000 | 2,334 |
| 5 | Al Ttay | AED 35,000 | 851 |
| 6 | Port Saeed | AED 40,000 | 963 |
| 7 | Naif | AED 40,000 | 2,633 |
| 8 | Al Mararr | AED 40,000 | 6,182 |
| 9 | Al Murqabat | AED 43,000 | 4,322 |
| 10 | International City Ph 1Al Warsan First | AED 43,200 | 9,986 |
Most expensive rents (per sq ft)
| # | Area | Rent per sq ft | Contracts |
|---|---|---|---|
| 1 | Al Wasl | AED 145 | 1,081 |
| 2 | Madinat Jumeirah LivingUm Suqaim Third | AED 143 | 670 |
| 3 | Dubai Design DistrictZaabeel Second | AED 141 | 618 |
| 4 | Dubai HillsHadaeq Sheikh Mohammed Bin Rashid | AED 137 | 5,305 |
| 5 | Downtown DubaiBurj Khalifa | AED 133 | 5,852 |
| 6 | La MerJumeirah First | AED 130 | 1,024 |
| 7 | Palm Jumeirah | AED 129 | 2,806 |
| 8 | Al Merkadh | AED 128 | 9,049 |
| 9 | Dubai Creek HarbourAl Khairan First | AED 128 | 3,879 |
| 10 | Tecom Site AAl Safouh Second | AED 124 | 212 |
Fastest rising rents (vs the 12 months before)
| # | Area | Rent change | Contracts |
|---|---|---|---|
| 1 | Al Dhagaya | +39.4% | 307 |
| 2 | Al Ras | +17.0% | 198 |
| 3 | Al Khail HeightsAl Goze Fourth | +16.8% | 851 |
| 4 | Jabal Ali Industrial First | +15.5% | 1,154 |
| 5 | Ras Al Khor Industrial Third | +13.6% | 932 |
| 6 | Al Hudaiba | +10.9% | 423 |
| 7 | Al Bada | +9.7% | 1,261 |
| 8 | Al Hamriya | +9.5% | 1,299 |
| 9 | Um Hurair Second | +9.4% | 103 |
| 10 | Al Goze Industrial Second | +9.2% | 1,433 |
Busiest rental areas (new contracts)
| # | Area | Contracts | Contracts |
|---|---|---|---|
| 1 | Jumeirah Village CircleAl Barsha South Fourth | 19,708 | 19,708 |
| 2 | Business Bay | 11,610 | 11,610 |
| 3 | Dubai MarinaMarsa Dubai | 11,424 | 11,424 |
| 4 | Al FurjanJabal Ali First | 10,456 | 10,456 |
| 5 | International City Ph 1Al Warsan First | 9,986 | 9,986 |
| 6 | Al Merkadh | 9,049 | 9,049 |
| 7 | ArjanAl Barshaa South Third | 7,463 | 7,463 |
| 8 | Al Mararr | 6,182 | 6,182 |
| 9 | Downtown DubaiBurj Khalifa | 5,852 | 5,852 |
| 10 | Silicon OasisNadd Hessa | 5,770 | 5,770 |
Rents and yields by area (last 12 months, new contracts)
| Area | Studio | 1 B/R | 2 B/R | 3 B/R | Gross yield | Contracts |
|---|---|---|---|---|---|---|
| Jumeirah Village Circle | 48K | 70K | 100K | 143K | 6.4% | 19,708 |
| Business Bay | 65K | 90K | 135K | 185K | 4.9% | 11,610 |
| Dubai Marina | 60K | 95K | 145K | 210K | 4.7% | 11,424 |
| Al Furjan | 45K | 67K | 93K | 135K | 5.7% | 10,456 |
| International City Ph 1 | 32K | 43K | 60K | 105K | 8.4% | 9,986 |
| Al Merkadh | 48K | 80K | 130K | 180K | 6.3% | 9,049 |
| Arjan | 46K | 70K | 100K | 150K | 6.1% | 7,463 |
| Al Mararr | 28K | 40K | 43K | 40K | – | 6,182 |
| Downtown Dubai | 69K | 110K | 175K | 290K | 4.6% | 5,852 |
| Silicon Oasis | 43K | 60K | 85K | 120K | 5.1% | 5,770 |
| Dubai Land Residence Complex | 40K | 55K | 73K | 100K | 4.9% | 5,744 |
| Dubai Sports City | 41K | 60K | 82K | 110K | 6.2% | 5,541 |
| Dubai Hills | 55K | 90K | 140K | 250K | 5.8% | 5,305 |
| Jumeirah Lakes Towers | 58K | 81K | 120K | 165K | 4.6% | 5,304 |
| Al Barsha First | 47K | 65K | 92K | 130K | 4.6% | 4,648 |
| Emaar South | 41K | 56K | 85K | 120K | 4.8% | 4,586 |
| International City Ph 2 & 3 | 40K | 56K | 72K | 99K | 6.7% | 4,572 |
| Dubai Production City | 40K | 63K | 90K | 108K | 6.5% | 4,489 |
| Al Murqabat | 45K | 43K | 76K | 120K | – | 4,322 |
| Al Jaddaf | 54K | 72K | 100K | 140K | 4.6% | 4,298 |
| Al Nahda Second | 38K | 49K | 63K | 78K | – | 3,894 |
| Dubai Creek Harbour | – | 97K | 150K | 220K | 5.0% | 3,879 |
| Al Karama | 45K | 63K | 80K | 108K | – | 3,396 |
| Al Nahda First | 36K | 54K | 69K | 96K | – | 3,272 |
| Madinat Hind 4 | 38K | 49K | 68K | – | 7.5% | 3,262 |
| Mirdif | 48K | 62K | 84K | 125K | 5.0% | 3,033 |
| Dubai Investment Park First | 34K | 65K | 85K | 110K | – | 3,011 |
| Town Square | 44K | 63K | 90K | 128K | 6.3% | 2,835 |
| Hor Al Anz | 32K | 35K | 40K | 64K | – | 2,831 |
| Palm Jumeirah | 90K | 150K | 210K | 300K | 3.6% | 2,806 |
| Naif | 27K | 40K | 53K | 80K | – | 2,633 |
| Damac Hills | 44K | 70K | 120K | 155K | 5.8% | 2,589 |
| Al Satwa | 54K | 73K | 95K | 274K | 4.2% | 2,464 |
| Liwan | 42K | 55K | 78K | 93K | 5.8% | 2,445 |
| Majan | 43K | 65K | 90K | 130K | 5.2% | 2,425 |
| Mankhool | 45K | 70K | 90K | 125K | – | 2,377 |
| Al Warqa First | 38K | 53K | 70K | 110K | – | 2,355 |
| Abu Hail | 30K | 35K | 40K | 43K | – | 2,334 |
| Jumeirah Village Triangle | 47K | 72K | 95K | 160K | 6.0% | 2,158 |
| Barsha Heights | 60K | 70K | 94K | 140K | 6.6% | 2,150 |
Market rent uses new contracts for one unit (renewals follow the RERA rent index and lag the market). Gross yield is before service charges, fees and vacancy. Areas need at least 100 contracts and 50 flat sales in 12 months.
Source: Dubai Land Department open data. Home sales are flats and villas, off-plan and ready; price per sq ft uses single-unit sales only. Calculated by PBD.ae; figures may differ from official reports. dubailand.gov.ae