RENTAL YIELDS
The yield you are quoted, and the yield you keep
Nearly every yield published about Dubai is gross, asking-rent over asking-price, with service charges ignored. The honest number lands one and a half to two and a half points lower. Both layers are below.
THE QUOTED LAYER
The quoted layer.
Indicative
| Area | Gross yield | Detail |
|---|---|---|
| Jumeirah Village Circle | 7-8.5% | Studios 8.26%, 1BR 8.14%, 2BR 7.67% |
| Business Bay | 6-7.5% | Prime stock 8-9% |
| Dubai Marina | 6-7.2% | |
| Downtown Dubai | 4-6% | |
| Al Furjan | 6.5-7.5% | Studios to 8.51% |
| International City | 8%+ | |
| Dubai Silicon Oasis | 8-9% | |
| Arjan | 8-9% |
All lines Indicative.
WHY THEY OVERSTATE
Why these numbers are not comparable, and overstate.
Portal yields are asking rent divided by asking price. They are median-based, gross, and service charges are not deducted.
Contracted Ejari rents run lower than asking rents. So published yields overstate the realised return before a single void or fee.
THE HONEST LAYER
Worked net, with the arithmetic visible.
The purchase prices and rents below are analyst assumptions for illustration, not sourced transactions. The cost structure is the point.
JVC 1-bed
Purchase AED 950,000 · rent AED 75,000 · gross 7.9%
- Less service charge AED 8,400 (700 sq ft × 12)
- Less management at 5%, AED 3,750
- Less vacancy at 8%, AED 6,000
- Less maintenance AED 2,000
Net income AED 54,850 · net ≈ 5.8%
Marina 1-bed
Purchase AED 1,800,000 · rent AED 120,000 · gross 6.7%
- Less service charge AED 14,400 (900 sq ft × 16)
- Less management AED 6,000
- Less vacancy AED 7,200
- Less maintenance AED 3,000
Net income AED 89,400 · net ≈ 5.0%
Downtown 1-bed
Purchase AED 2,200,000 · rent AED 130,000 · gross 5.9%
- Less service charge AED 18,900 (900 sq ft × 21)
- Less management AED 6,500
- Less vacancy AED 7,800
- Less maintenance AED 3,000
Net income AED 93,800 · net ≈ 4.3%
SEND A MESSAGE
Rather write than read on?
THE READ-ACROSS
The read-across.
OPINION
Mid-market wins on net income. Prime wins on liquidity and downside.
Decide your lane before comparing headlines, and always compare net.
Sources
- Portal asking-rent and asking-price medians, August 2026
- Service charge bands as published on the Aethoras service charge page
- Worked examples: Aethoras analyst assumptions, illustrative
Last verified: August 2026 · Next review: quarterly