Dubai Harbour Pricing in 2026
Apartments and townhouses in Dubai Harbour trade at AED 2,400 to AED 4,800 per square foot in 2026, with median around AED 3,100 per square foot. The price band reflects building age, amenity floor specification, and developer tier.
Gross rental yields run 4.8% to 6.5%, with the higher end of the band concentrated in studios and 1-bed product (where available) and the lower end on 3-bed and larger product. This is the standard Dubai inverse rent-per-sqft curve: smaller units rent at higher AED per square foot.
Net Yield Computation
Net yield deducts running costs from gross rent before dividing by purchase price. The Dubai running cost stack includes:
- Service charge: AED 22 to AED 38 per square foot, varies by building.
- Property management fee: 5 to 8% of annual rent for full-service management.
- Municipality housing fee: 5% of annual rent where landlord-paid by contract.
- Vacancy provision: 4 to 6 weeks per year for re-letting and turnover.
- Amortised DLD transfer fee: 4% of purchase price spread over the holding period.
Applied to Dubai Harbour gross yield of 4.8% to 6.5%, net yield typically prints 200 to 300bps lower. Building-level service charge variability is the largest single swing factor in the stack.
Yield by Unit Type
| Unit type | Typical size (sqft) | Gross yield | Tenant velocity |
|---|---|---|---|
| Studio | 350-500 | High end of band | Fast turnover, 30 to 45 day re-let |
| 1-bed | 600-900 | High end of band | 60 day re-let |
| 2-bed | 1,000-1,400 | Mid band | 75 day re-let |
| 3-bed | 1,500-2,000 | Lower end of band | 90 day re-let |
| 4-bed and townhouse | 2,000+ | Lower end of band | 120 day re-let |
Smaller units yield higher because rent per square foot scales inversely with unit size on the Dubai market. Larger units carry more total absolute rent but lower per-square-foot return on investment.
The premium short-let and corporate-relocation tenants, with growing segment of European and CIS holiday-home owners using the marina year-round tenant pool in Dubai Harbour drives velocity at every unit size. Match your unit type to the actual tenant base, not to a generic Dubai-market average.
Service Charge Detail
Service charges
in Dubai Harbour sit between AED 22 and AED 38 per square foot. A 1,000 square foot unit with mid-band service charge of AED 30 per square foot costs AED 30,000 per year, which materially affects net yield.
Newer buildings with modern HVAC and efficient amenity floor specification trend to the lower service charge band. Older buildings with extensive amenity floors and higher chiller costs trend to the upper band.
Always request the current year service charge schedule and the previous three years' history before purchase. Special assessment history is the key signal for ongoing capex risk.
Recent DLD Transaction History
DLD transaction velocity in Dubai Harbour has tracked the broader Dubai cycle over 2021 to 2025. Median per-square-foot pricing has risen materially across the window, with the strongest absolute appreciation concentrated in 2023 and 2024.
2025 showed moderation versus 2024 peak velocity, with secondary market depth improving as more 2021-2022 launches deliver and feed secondary trade flow.
When you buy, pull the trailing-twelve-month transaction comparables for the specific building and unit type, not the area-wide median. Building-level pricing dispersion can run 20 to 35% even within the same masterplan.
How to Invest in Dubai Harbour Through Oliva
Oliva surfaces every actively-marketed Dubai Harbour project with current DLD transaction comparables, building-specific service charge data, and net-yield computation per unit type. Independent score per building, no paid placements.
For the broader area picture see Dubai Harbour Investor Guide 2026. For the developer track record see Dubai Harbour Best Developers.
Browse Dubai Harbour projects on Oliva
Frequently Asked Questions
What is the gross rental yield in Dubai Harbour?
4.8% to 6.5% on apartments and townhouses in 2026. Studios and 1-beds print at the higher end; 3-beds at the lower end. Always verify per-unit gross yield using actual rent comparables and current DLD purchase pricing.
What is the net rental yield in Dubai Harbour?
200 to 300bps below gross. Net yield deducts service charges, management fee, municipality fee, vacancy provision, and amortised DLD transfer fee from gross rent before dividing by purchase price.
How much are service charges in Dubai Harbour?
AED 22 to AED 38 per square foot depending on building age, amenity floor specification, and management quality. Request the building-specific schedule before purchase.
How has Dubai Harbour pricing moved 2021 to 2025?
Median pricing has risen materially over the five-year window in line with the broader Dubai cycle. Strongest appreciation concentrated in 2023 and 2024; 2025 showed moderation.
Which unit types yield best?
Studios and 1-bed units typically yield at the upper end of the gross yield band. Smaller units rent at higher AED per square foot rates and turn over faster, which supports gross yield.
Explore further
The project, area, and developer this post covers, with live Dubai Land Department data.
Related articles
Dubai Harbour Dubai Investor Guide 2026
Dubai Harbour Best Developers and Track Record
Dubai Creek Harbour Yields and Pricing 2026: District Breakdown
The Valley Rental Yields and Pricing 2026
Business Bay Schools, Healthcare & Family Infrastructure 2026
