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By theme · highest yield properties
Dubai property ranked by net rental yield - gross rent minus service charges minus a vacancy assumption, divided by purchase price. Yields above 7% are unusual for prime communities; 5-7% is the typical buy-to-let band; sub-4% means you're buying for capital appreciation, not income. Below: top-scored Dubai projects with the strongest yield outlooks based on area-level Ejari data.
Net yield = (annual gross rent − service charges − ~7% vacancy) ÷ purchase price. Gross rent is sourced from the area-level Ejari rental registry, sliced by unit type to match the project's mix. Service charges come from the developer-published service charge ledger or, where absent, the area average. The 7% vacancy assumption is conservative - Dubai-wide average occupancy ran above 93% in 2025.
High yield doesn't automatically mean high Oliva Score. Areas with the strongest yields often carry weaker scores on resale liquidity, supply pipeline, or developer concentration. Conversely, top-scored projects can have moderate yields because their pricing has appreciated faster than rents. The play is to find the overlap: high yield AND high score. The list below is sorted by score so the high-yield + high-score sweet spot rises to the top naturally.
Price range in this segment: AED 799k - AED 300.0m
Above 6% net is strong for prime areas (Downtown, Marina, Palm). Above 7% net is unusual outside emerging communities (Al Furjan, JVC, Damac Hills 2). Below 4% net usually means the project trades on capital-appreciation assumptions rather than income.
Service charges run AED 12-25 per sqft per year in mid-tier communities, AED 25-50 per sqft in prime towers, and can exceed AED 50 in luxury developments. On a 1,000 sqft apartment that's AED 12,000 - 50,000+ per year - meaningful versus an 80,000 AED rent. Always check the service-charge ledger before underwriting yield.
No. Developer marketing materials almost always quote gross yield (no service charges, no vacancy) and pick the most flattering unit-mix slice. Use Oliva's net-yield estimate, which uses Ejari-realised rent and full cost loading.
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