Best areas to invest in Dubai? Compare gross rental yields
Dubai Investment Park Second leads at 8.6% before costs.
- Qualifying area samples
- 39
- Ranked area samples shown
- 39
Its parent area has no off-plan mix flag. The sample is 1-bedroom apartments in Dubai Investment Park Second. It compares AED 50,000 median annual rent with a AED 581,609 median sale price. The raw yield leader, International City (8.6%), parent area International City is flagged as a sales-mix change (off-plan share 1.9% → 32.1%).
Qualifying areas ranked by gross rental yield
Each row compares 1-bedroom apartments in one representative community. The matched sales count supports that community’s median sale price; the area-wide figures provide context.
39 areas qualify; 39 shown. The table shows 20 rows at a time. All sample and concentration checks stay in place.
 International CityImage: Nakheel | 1 | International City Phase 1 | 8.6% | 40,000 | 465,000 | 9,762 | 721 | 756 | 1,938 | 32.0% |
 Dubai Investment Park SecondImage: Dubai Investments Real EstateRitaj residential community, within Dubai Investment Park Second. | 2 | Dubai Investment Park Second | 8.6% | 50,000 | 581,609 | 963 | 90 | 1,507 | 3,528 | 94.0% |
 Al Hebiah FifthPhoto: Vandan Patel / UnsplashDubai skyline context photographed from Dubai Creek Harbour, not a photograph of Al Hebiah Fifth. | 3 | Remraam | 8.1% | 55,000 | 682,500 | 1,038 | 118 | 1,730 | 2,262 | 88.0% |
 Jabal Ali FirstImage: NakheelAl Furjan neighbourhood, within the Jabal Ali First cadastral area. | 4 | Discovery Gardens | 7.5% | 59,799 | 795,000 | 5,671 | 471 | 1,561 | 7,011 | 75.0% |
 Dubai Investment Park FirstImage: Union PropertiesGreen Community lakefront, within Dubai Investments Park. | 5 | Dubai Investment Park First | 7.3% | 60,000 | 820,900 | 1,332 | 472 | 1,214 | 960 | 90.0% |
DAMAC Hills 2Photo: Vandan Patel / UnsplashDubai context, not a photograph of this area. Skyline photographed from Dubai Creek Harbour. | 6 | DAMAC Hills 2 | 7.3% | 48,000 | 660,000 | 225 | 72 | 1,156 | 172 | 35.0% |
RukanPhoto: Vandan Patel / UnsplashDubai skyline context photographed from Dubai Creek Harbour, not a photograph of Rukan. | 7 | Rukan | 7.0% | 67,000 | 960,000 | 608 | 145 | 1,321 | 412 | 33.0% |
 Dubai Studio CityImage: TECOM GroupBroadcasting campus and business district in Dubai Studio City. | 8 | Dubai Studio City | 6.4% | 65,000 | 1,017,000 | 810 | 589 | 1,494 | 1,634 | 69.0% |
 Jumeirah Village Circle (JVC)Photo: Alim / Unsplash | 9 | Jumeirah Village Circle | 6.3% | 70,000 | 1,115,317 | 15,618 | 6,297 | 1,493 | 11,715 | 62.0% |
 Motor CityImage: Union Properties | 10 | Motor City | 6.3% | 72,000 | 1,150,000 | 913 | 1,869 | 1,771 | 3,976 | 80.0% |
 Silicon Oasis (Nadd Hessa) (Dubai Silicon Oasis)Image: Time PropertiesSilicon Gates I courtyard, within Dubai Silicon Oasis (Nadd Hessa). | 11 | Silicon Oasis | 6.2% | 54,853 | 880,000 | 8,229 | 962 | 1,218 | 2,116 | 46.0% |
 Al MerkadhImage: Sobha Realty | 12 | Sobha Hartland | 6.1% | 86,000 | 1,408,900 | 2,624 | 615 | 2,055 | 2,642 | 25.0% |
 The GreensImage: Emaar | 13 | The Greens | 6.0% | 90,000 | 1,500,000 | 1,741 | 230 | 1,879 | 532 | 6.0% |
 Barsha HeightsPhoto: Ahmad Ossayli / Unsplash | 14 | Barsha Heights | 5.9% | 66,150 | 1,126,936 | 2,288 | 42 | 1,741 | 220 | 2.0% |
 Town SquareImage: NshamaMaha Townhouses recreation grounds, within Town Square. | 15 | Town Square | 5.8% | 60,000 | 1,039,444 | 1,710 | 661 | 1,526 | 1,960 | 57.0% |
 International City Phase 3Image: SAMANA Developers (developer render)Project view: Greenfield by Samana Developers in International City Phase 3. Developer imagery, not an area panorama. | 16 | International City Phase 3 | 5.8% | 49,000 | 850,823 | 5,390 | 759 | 1,133 | 1,458 | 71.0% |
 ArjanPhoto: Zsolt Bognar / UnsplashDubai Miracle Garden, Arjan landmark | 17 | Arjan | 5.8% | 68,000 | 1,181,800 | 4,712 | 1,448 | 1,568 | 3,782 | 65.0% |
| 18 | Wasl 1 | 5.6% | 105,000 | 1,858,777 | 242 | 59 | 2,202 | 326 | 68.0% | |
 Jumeirah Village Triangle (JVT)Image: Nakheel | 19 | Jumeirah Village Triangle | 5.6% | 70,000 | 1,244,999 | 1,242 | 2,136 | 1,661 | 4,310 | 87.0% |
 Dubai MarinaPhoto: Nelemson Guevarra / Unsplash | 20 | Dubai Marina | 5.6% | 90,000 | 1,620,000 | 6,426 | 929 | 2,322 | 3,410 | 21.0% |
 Dubai Sports CityImage: Dubai Sports City | 21 | Dubai Sports City | 5.5% | 56,000 | 1,010,500 | 3,329 | 1,016 | 1,334 | 3,053 | 60.0% |
 Jumeirah Lake Towers (JLT)Photo: Jef Galas / Unsplash | 22 | Jumeirah Lakes Towers | 5.5% | 85,000 | 1,550,000 | 1,165 | 258 | 2,229 | 3,182 | 59.0% |
Liwan 1Photo: Vandan Patel / UnsplashDubai skyline context photographed from Dubai Creek Harbour, not a photograph of Liwan 1. | 23 | Liwan 1 | 5.4% | 50,000 | 920,000 | 1,841 | 515 | 1,395 | 1,543 | 68.0% |
 Al WaslImage: Dubai Holding Community ManagementOfficial community or project photograph from Dubai Holding Community Management. | 24 | City Walk | 5.4% | 146,592 | 2,720,000 | 390 | 345 | 3,169 | 1,396 | 74.0% |
 MajanImage: Dubai Holding Community ManagementMajan community view from Dubai Holding Community Management. | 25 | Majan | 5.3% | 58,000 | 1,100,000 | 1,423 | 1,747 | 1,504 | 7,522 | 83.0% |
 International Media Production Zone (IMPZ)Image: DeyaarJannat at Midtown, within Dubai Production City (IMPZ). | 26 | International Media Production Zone | 5.2% | 56,000 | 1,067,198 | 2,589 | 1,388 | 1,349 | 3,368 | 72.0% |
 La MerImage: Dubai Holding Community ManagementSur La Mer waterfront homes, within the La Mer district. | 27 | La Mer | 5.2% | 120,000 | 2,300,000 | 334 | 68 | 2,940 | 151 | 4.0% |
Dubai Hills EstatePhoto: Vandan Patel / UnsplashDubai context, not a photograph of this area. Skyline photographed from Dubai Creek Harbour. | 28 | Dubai Hills Estate | 5.2% | 90,000 | 1,738,888 | 2,297 | 1,114 | 2,385 | 2,492 | 57.0% |
 Al JadafImage: Binghatti (developer render)Project view: Binghatti Cullinan in Al Jadaf. Developer imagery, not an area panorama. | 29 | Dubai Health Care City Phase 2 | 5.2% | 75,000 | 1,449,999 | 1,092 | 405 | 2,029 | 2,644 | 79.0% |
 Dubai SouthImage: Dubai SouthDubai South headquarters, district context | 30 | Dubai South Residential District | 5.2% | 52,900 | 1,026,027 | 1,688 | 1,196 | 1,655 | 15,385 | 93.0% |
Dubai Creek HarbourPhoto: Vandan Patel / Unsplash | 31 | Dubai Creek Harbour | 5.0% | 98,000 | 1,953,888 | 2,453 | 1,704 | 2,562 | 3,955 | 68.0% |
 Dubai Land Residence Complex (DLRC)Image: Dubai Holding | 32 | Dubai Land Residence Complex | 4.9% | 51,000 | 1,041,138 | 3,497 | 2,547 | 1,467 | 8,187 | 90.0% |
 Dubai Science ParkImage: TECOM GroupDubai Science Park business district. | 33 | Dubai Science Park | 4.9% | 70,000 | 1,439,500 | 571 | 1,064 | 1,743 | 2,734 | 93.0% |
 Downtown DubaiImage: Emaar | 34 | DownTown Dubai | 4.8% | 115,000 | 2,375,000 | 4,118 | 946 | 2,934 | 2,682 | 37.0% |
 Jumeirah Garden CityImage: Dubai Holding Community ManagementOfficial community or project photograph from Dubai Holding Community Management. | 35 | Jumeirah Garden City | 4.5% | 73,000 | 1,609,805 | 1,779 | 708 | 2,298 | 1,526 | 93.0% |
 Sufouh GardensImage: Dubai Holding Community ManagementOfficial community or project photograph from Dubai Holding Community Management. | 36 | Sufouh Gardens | 4.5% | 85,000 | 1,889,712 | 148 | 56 | 3,687 | 510 | 76.0% |
 Business BayPhoto: Cpt Burah / Unsplash | 37 | Business Bay | 4.5% | 85,000 | 1,900,000 | 6,834 | 2,286 | 2,492 | 7,009 | 59.0% |
 Palm JumeirahPhoto: Ayrat / PexelsPalm Jumeirah waterfront; Dubai Marina appears across the water. | 38 | Palm Jumeirah | 4.3% | 147,000 | 3,448,211 | 1,099 | 274 | 2,872 | 851 | 20.0% |
 Meydan Racecourse Community (Nad Al Sheba 1)Photo: Ben Koorengevel / UnsplashMeydan district context: Azizi Riviera at Meydan One. Photograph does not establish racecourse-community boundary or show the racecourse. | 39 | Meydan Racecourse Community | 3.4% | 80,000 | 2,323,500 | 964 | 531 | 3,430 | 2,316 | 91.0% |
Source: DLD open data. Each table uses the dates shown above. Sample rules are below.
Why the figures differ between areas
The yield compares rent with sale price for the same community and home size. A higher rent-to-price ratio gives a higher gross yield. Keeping the ranking to 1-bedroom apartments avoids mixing villa and flat bedroom samples. The area medians reflect the types and sizes of homes sold there. Off-plan share describes that sales mix. It does not explain why yields differ.
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How these figures are calculated
Area yield chips use the full ranking. Use the table’s pager to see every area that meets the rules. The raw ranking keeps areas with a parent-area sales-mix flag. The headline uses one more rule, set out below.
To lead the headline, an area needs a known change in its parent-area off-plan share below 15 percentage points. We compare 6 Oct 2025 to 5 Oct 2026 with 6 Oct 2024 to 5 Oct 2025. This describes the area’s sales mix. It does not change the community yield sample. Every yield that meets the sample rules stays in the raw table ranking.
Gross rental yield is median annual Ejari rent divided by median sale price, multiplied by 100. Both figures use the publisher’s 1-bedroom apartment data for the same community. We divide those medians. We do not take the median of each property’s yield. Service charges and fees are left out. So are finance costs and time without a tenant.
A sample needs at least 100 rent contracts and 30 matched sales. The publisher yield and our ratio must both be above zero and no higher than 9%. No building can make up more than half the relevant sales. A sample fails if that share is unknown. Rent and price must be present, finite and above zero.
For each area, we use the community with the most 1-bedroom apartment rent contracts that meets the rules. We do not choose the highest yield. A community mapped to more than one area appears once. The largest contract sample sets its area; ties use the area slug. Within an area, equal community samples use alphabetical community order. We rank areas by unrounded yield. Ties use contract count, then area slug. The table pager shows all qualifying areas, 20 at a time.
Area context covers registered residential sales from 6 Oct 2025 to 5 Oct 2026. We include only areas using the current 12-month window with at least 20 sales. Area price per sq ft, area sales and area off-plan share describe all included home sizes and types in that registry area. None is used as the denominator of the community yield. Off-plan share is the percentage marked pre-registration.
The publisher groups rent and matched-price figures by home size. The register data date is 22 Oct 2026. The feed does not give a separate date range for each group. We use our 12-month registered sales to check each building’s share. The page rebuilds weekly from the source data available. A rebuild does not mean the source date is newer.
Questions about this ranking
These answers explain how to read the ranking and its sample limits.
Which qualifying Dubai area leads gross rental yield without a parent-area mix flag?
Dubai Investment Park Second leads at 8.6% before costs. Its parent area has no off-plan mix flag. The sample is 1-bedroom apartments in Dubai Investment Park Second. It compares AED 50,000 median annual rent with a AED 581,609 median sale price. The raw yield leader, International City (8.6%), parent area International City is flagged as a sales-mix change (off-plan share 1.9% → 32.1%).
Does this number describe every property in the area?
No. It represents one qualifying 1-bedroom apartment community, selected by rent-contract sample size. Villas, other bedroom sizes and other communities can have different rents and prices. Area-wide context is labeled separately in the table.
Why are some areas missing from the ranking?
We omit areas without a current 12-month sales window or a qualifying 1-bedroom apartment sample. The rent sample needs 100 contracts, the matched sales sample needs 30 sales, and no building can make up more than half the relevant sales. Missing concentration data or yields above 9% also exclude a sample.
Is gross rental yield the amount an owner keeps?
No. It is annual median rent divided by median sale price. Service charges, maintenance, purchase fees, finance costs and periods without a tenant reduce what an owner retains. This ranking is registry data, not advice.
What dates do the figures cover?
Area-wide sales context covers 6 Oct 2025 to 5 Oct 2026. The publisher’s rent and matched-price aggregates have register data dated 22 Oct 2026; their individual observation windows are not exposed in this feed. The page rebuilds weekly.
Sources
Source update: 26 Oct 2026. Source: Dubai Land Department open data via Dubai Pulse, re-published by Dubai Real Estate Data (dataset), licensed CC BY 4.0. Sales to 5 Oct 2026. aggregated to medians; non-residential, land and flagged rows excluded. Source for rents, yields and project records: Dubai Data (datadubai.ae), Continental Club Property, based on Dubai Land Department open data, data to 22 Oct 2026, licensed CC BY 4.0. Publisher contract sample, register data to 22 Oct 2026; the lease period is not stated. Publisher-reported gross yields use the publisher matched-segment sale-price denominator, not this page’s sale median; the matched-sale reporting period is not stated.