Meydan City Pricing in 2026
Meydan City apartments price between AED 1,500-2,400 per square foot in 2026 across the 20 active projects. Villas at AED 1,800-2,800/sqft. Townhouses at AED 1,600-2,200/sqft. Long-term gross yields run 4-7% depending on unit type and sub-cluster. This guide gives the full pricing breakdown, sub-cluster differentiation, service charge ranges, and net yield calculations any Meydan City investor needs.
Pricing data references Dubai Land Department transaction records (Q1 2026), broker market asking rents, and RERA service charge filings on the Dubai Land Department portal.
Price by Unit Type
| Unit type | Size (sqft) | AED/sqft | Total price (AED) |
|---|---|---|---|
| Studio | 400-550 | 1,600-2,200 | 640,000-1,210,000 |
| 1-bed apartment | 700-1,050 | 1,500-2,300 | 1,050,000-2,415,000 |
| 2-bed apartment | 1,100-1,700 | 1,500-2,400 | 1,650,000-4,080,000 |
| 3-bed apartment | 1,700-2,500 | 1,500-2,400 | 2,550,000-6,000,000 |
| 4-bed townhouse | 2,500-3,300 | 1,700-2,200 | 4,250,000-7,260,000 |
| 4-bed villa | 3,500-5,000 | 1,800-2,500 | 6,300,000-12,500,000 |
| 5-bed villa | 5,000-7,000 | 1,900-2,800 | 9,500,000-19,600,000 |
1-bedroom apartments form the deepest investor segment with ticket sizes between AED 1,050,000 and AED 2,415,000. 2-bedroom apartments serve premium family tenants. Villa stock concentrates in Sobha Hartland and Mag City clusters and trades at multi-million AED tickets.
Pricing by Sub-Cluster
| Sub-cluster | Apartment AED/sqft | Villa AED/sqft | Profile |
|---|---|---|---|
| Sobha Hartland | 1,800-2,400 | 2,200-2,800 | Sobha specification, premium |
| Meydan Heights / Polo Residence | 1,500-2,000 | n/a | Mid-rise, yield-focused |
| Mag City | 1,600-2,000 | 1,800-2,200 | Avenue access, mixed stock |
| Premium new launches (Sobha One, Reem Hills) | 2,000-2,400 | 2,400-2,800 | New high-spec |
Sobha Hartland and premium new launches sit at the upper end of Meydan City pricing. Meydan Heights and Polo Residence sit at the lower end with stronger yield positioning. Mag City sits in the middle with a mix of villa and apartment stock at moderate pricing.
Rental Comparables
| Unit type | Annual rent (AED) | Monthly equivalent (AED) |
|---|---|---|
| Studio | 55,000-90,000 | 4,580-7,500 |
| 1-bed apartment | 80,000-150,000 | 6,670-12,500 |
| 2-bed apartment | 130,000-230,000 | 10,830-19,170 |
| 3-bed apartment | 180,000-330,000 | 15,000-27,500 |
| 4-bed townhouse | 230,000-360,000 | 19,170-30,000 |
| 4-bed villa | 320,000-550,000 | 26,670-45,830 |
Asking rents reference broker market data (Q1 2026). Sobha Hartland apartments and villas command the upper end of each rent range because of finish quality and school adjacency. Polo Residence and Meydan Heights apartments typically let at the lower end of the apartment band.
Gross and Net Yields
| Unit type | Mid-price (AED) | Mid-rent (AED) | Gross yield |
|---|---|---|---|
| Studio | 925,000 | 72,500 | 7.8% |
| 1-bed apartment | 1,732,500 | 115,000 | 6.6% |
| 2-bed apartment | 2,865,000 | 180,000 | 6.3% |
| 4-bed villa | 9,400,000 | 435,000 | 4.6% |
Studios print the highest gross yields in Meydan City. 1-bedroom and 2-bedroom apartments converge at 6.3-6.6% gross at midpoint assumptions. Villa yields are moderate at 4.5-5.5% gross because villa entry pricing benefits from premium positioning that does not fully pass through to rent.
Service Charges and Operating Costs
Service charges
in Meydan City vary by sub-cluster. Sobha Hartland premium towers run AED 18-22/sqft on apartments and AED 8-12/sqft on villas. Meydan Heights and Polo Residence apartments run AED 12-16/sqft. Sobha villas in Sobha Hartland and Mag City villas run AED 6-12/sqft.
Other operating costs to model. Dubai municipality fee at 5% of annual rent. Property management at 5-7% on apartments or 7-9% on villas (the higher rate covers villa-specific maintenance and garden upkeep). Vacancy reserve of 30-45 days per turnover. Annual maintenance reserve of 1.0-1.5% on apartments or 1.5-2.0% on villas.
Verify each property's service charge on the Dubai Land Department service charge index. Service charges in Meydan City have risen materially over 2022-2025 as new amenity buildings have been delivered, increasing the cost base for owners.
Net Yield Worked Example
Example: 1-bedroom apartment, 950 sqft, in a 2022 Sobha Hartland tower.
Purchase price: AED 1,900,000. DLD transfer fee: AED 76,000. Annual rent: AED 130,000. Service charge (AED 20/sqft x 950): AED 19,000. Dubai municipality fee (5% rent): AED 6,500. Management (6% rent): AED 7,800. Vacancy (30 days): AED 10,690. Maintenance reserve (1% value): AED 19,000.
Gross yield: 130,000 / 1,900,000 = 6.8%. Net operating cost: AED 62,990. Net rental income: AED 67,010. Net yield: 67,010 / 1,976,000 = 3.4%.
The net yield of 3.4% reflects Sobha Hartland's premium service charge band. Net yields on Polo Residence or Meydan Heights apartment stock at lower service charges typically print 50-100 basis points higher (3.9-4.4%).
Frequently Asked Questions
How much is a 1-bedroom apartment in Meydan City?
1-bedroom apartments in Meydan City cost AED 1,050,000-2,415,000 in 2026. Sobha Hartland apartments at the upper end. Polo Residence and Meydan Heights apartments at the lower end.
What yields can I get in Meydan City?
Apartments yield 5.5-7.0% gross. Villas yield 4-5.5% gross. Studios at the upper end print 7-8%. Net yields after fees print 3.0-5.0% on apartment stock and 2.5-4.0% on villa stock.
What are service charges in Meydan City?
Sobha Hartland apartments run AED 18-22/sqft. Polo Residence and Meydan Heights apartments run AED 12-16/sqft. Villas run AED 6-12/sqft. Verify each property's specific charge on the Dubai Land Department service charge index.
Are Meydan City prices rising in 2026?
Yes. Median per-square-foot pricing has risen 71% across 2021-2025, from AED 1,200/sqft to AED 2,050/sqft. The trend continues into 2026 at a more moderate pace.
Which Meydan sub-cluster has the best yields?
Polo Residence and Meydan Heights apartment stock typically prints the highest yields at 6.5-7.5% gross because of lower entry pricing relative to Sobha Hartland.
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