Arjan Apartment Prices and Yields: 2026 Investor Data

All pricing in this guide draws from Dubai Land Department transaction registry data for the Al Barsha South Fourth zone in the trailing 12 months, active rental listings on Bayut, Property Finder, and Dubizzle as of April 2026, and direct developer launch price sheets verified against RERA project registrations.

Pricing is presented in AED per square foot of saleable area. Sale and rental prices are gross of agent commission, DLD transfer fees, and registration fees. Yields are gross, not net of service charges or vacancy. Outliers above the 90th percentile and below the 10th percentile are excluded from each band.

Rental data uses 12-month lease contracts registered on the Ejari system. Short-term rental data is excluded; the gross yield on short-term Airbnb-style rentals can run 100-200 basis points higher but with significantly higher vacancy and management cost that does not show up in headline yield.

Studios trade at the highest per-square-foot pricing in Arjan, supported by the strong single-professional tenant pool and the lowest absolute entry price. The studio segment also delivers the highest gross yield (8.0-9.0%) of any unit type in the community.

1-bedroom apartments make up the deepest segment by transaction count. The price band has tightened over the last 24 months as new launches have priced in line with secondary market median, narrowing the historical 15-20% off-plan discount. The narrowed gap reduces the off-plan arbitrage opportunity but improves transparency for buyers comparing new launches against secondary stock.

2-bedroom and 3-bedroom segments serve smaller tenant pools at lower yields. Investors should match the unit type to tenant profile rather than chasing the lowest per-square-foot pricing. A 3-bedroom buyer who needs immediate yield often does worse in Arjan than in Town Square or Mudon where 3-bedroom family demand is deeper.

The amenity tier drives 8-15% rent and resale premium that does not always show up in marketing per-square-foot pricing. Premium-tier towers carry the strongest tenant demand and shortest void periods. Tenant tenure on premium-tier 1-bedrooms averages 22-28 months versus 16-22 months on entry-tier stock.

Investors evaluating Arjan stock should pull the actual rent achieved on comparable units in the same amenity tier, not the developer's marketing rent. Bayut, Property Finder, and DLD lease registry are the primary sources for actual achieved rent. Marketing rent quoted in launch brochures often runs 5-10% above achieved rent.

Service charges scale with amenity tier. Premium-tier service charges run AED 15-22 per square foot per year. Mid-tier runs AED 12-15. Entry-tier runs AED 8-12. The service charge differential offsets some of the rental premium; net yield analysis should use actual service charges, not the gross figure alone.

Damac and Binghatti price at the upper end of each unit type band. Reportage prices at the lower end with the strongest post-handover plan availability. Samana sits in the middle on price with the longest post-handover terms.

Pricing across developers has converged through 2024-2025. The historical 20% gap between premium and entry-tier launches has narrowed to 10-15%. Investors should prioritise developer track record over per-square-foot pricing within the same amenity tier. The cost of a 12-month handover delay (8% of entry cost) typically outweighs a 10% price discount on the unit.

New launch pricing in Q1-Q2 2026 has stabilised after the 2022-2024 step-up. Most developers are launching at parity with their Q4 2025 prices rather than extending the historical 5-10% per-launch step-up pattern. The pricing stabilisation suggests cycle peak rather than continued acceleration.

Achieved yield calculation. Median 1-bedroom price AED 800,000 (at AED 1,150 per square foot for 700 sqft). Median rent AED 65,000. Gross yield 8.1%. After service charges of AED 12,000-15,000 per year and 8% vacancy and management cost, net yield runs 5.8-6.2%.

Rental growth in Arjan ran 9-12% in 2024 and 5-8% in 2025. Forward rental growth assumptions for 2026 in the 4-7% range are consistent with Dubai mid-market rental indices. Investors should not extrapolate the 2024 growth rate; the current cycle is normalising toward mid-single-digit growth.

Tenant turnover affects achieved yield. Premium-tier 1-bedrooms average 22-28 month tenure with 30-45 days of void on turnover. Entry-tier 1-bedrooms average 16-22 month tenure with 45-60 days of void. The void cost differential adds 100-200 basis points to entry-tier net yield calculations beyond the headline gross yield.

DLD transaction registry data for Al Barsha South Fourth shows median per-square-foot pricing rose from AED 850 in 2021 to AED 1,250 in 2025, a 47% increase over the five-year window. Annual growth rates ran 18% in 2022, 10% in 2023, 9% in 2024, and 4% in 2025, suggesting a clear deceleration into 2026.

Forward pricing growth assumptions in the 3-6% range are consistent with the deceleration trend. Investors who underwrite at 8-10% annual price growth on Arjan stock are mismatching the current cycle and should rerun the model at conservative numbers.

Transaction volume rose from 1,800 in 2021 to 4,500 in 2025. Volume growth has decelerated from 47% in 2022 to 10% in 2025. The volume trend points to a normalising market with deeper liquidity but slower growth than the 2022-2023 peak.

Off-plan share of total transactions has held steady at roughly 65% in 2024-2025. The persistent off-plan dominance reflects the active developer pipeline and the post-handover plan availability that draws cash-flow-focused buyers. Secondary market depth has improved through the period but off-plan continues to outpace it on volume.