Which Dubai areas have paid owners on both income and price? Nine: Rukan, Jumeirah Lakes Towers, Arabian Ranches 1, Nad Al Sheba, The Greens, Jumeirah Village Circle, Dubai Sports City, Mudon and Town Square each beat the median on gross rental yield and on five-year price growth. JLT is the one that surprised us most, with a 6.3% gross yield and price per sq ft up 117% between 2021 and 2025.
This is our quarterly ranking. The yield and five-year growth figures are the full-year 2025 numbers from our rental yields and price growth pages. We have added one fresh measure: how each area's ready-home price moved between Q3 2025 and Q3 2026. District roll-ups (Dubai Land, Dubai South, Meydan, International City, Motor City) and industrial zones are left out.
Which Dubai areas have the highest rental yields?
Table: highest gross rental yields by Dubai area, 2025, areas with at least 300 registered sales, with five-year price growth (2021–2025) and the 12-month change in ready-home price per sq ft to Q3 2026. "–" means too few sales to measure. Source: DLD registered sales and Ejari registrations, Peak Trust Research.
| Area | Gross yield | Net yield | 5-year growth | Ready price, Q3 2025 to Q3 2026 |
|---|---|---|---|---|
| Rukan | 9.6% | 8.5% | +71% | +5.8% |
| Dubai Investment Park 1 | 7.7% | 6.5% | +30% | – |
| Arabian Ranches 1 | 7.6% | 6.8% | +71% | +27.9% |
| The Greens | 6.8% | 5.9% | +79% | −1.2% |
| Nad Al Sheba | 6.7% | 5.1% | +88% | – |
| Jumeirah Village Circle | 6.3% | 5.4% | +66% | +0.9% |
| Jumeirah Lakes Towers | 6.3% | 5.6% | +117% | +6.3% |
| Dubai Silicon Oasis | 6.3% | 5.4% | – | +6.8% |
| Arjan | 6.3% | 5.5% | +54% | +6.5% |
| DAMAC Lagoons | 6.3% | 5.6% | – | – |
| Dubai Sports City | 5.9% | 5.0% | +73% | +7.5% |
| DAMAC Hills 2 | 5.8% | 4.9% | +33% | – |
Net yield takes off each community's service charge, using the 2023 Mollak figure, the latest complete year. Our guide to rental yields by area covers all 40 areas and explains the gap between gross and net.
Which Dubai areas grew fastest over five years?
Table: fastest growth in median price per sq ft, 2021 to 2025, Dubai areas with at least 300 sales in 2025 and at least 30 sales in each end year. Source: DLD registered sales, Peak Trust Research.
| Area | 5-year growth | Price, AED/sq ft (2025) | Gross yield | Ready price, Q3 2025 to Q3 2026 |
|---|---|---|---|---|
| Pearl Jumeira | +140% | 3,922 | – | – |
| Arabian Ranches | +121% | 1,406 | – | – |
| Mira | +119% | 1,486 | – | −0.1% |
| Jumeirah Lakes Towers | +117% | 1,955 | 6.3% | +6.3% |
| Culture Village | +117% | 1,917 | 3.9% | +9.4% |
| Al Furjan | +116% | 1,668 | 4.2% | −15.7% |
| Dubai Hills Estate | +106% | 2,389 | 4.8% | −0.6% |
| Emirates Living | +106% | 1,677 | – | +7.1% |
| The Valley | +93% | 1,358 | – | −6.3% |
| Wadi Al Safa 3 | +91% | 1,573 | 4.6% | +56.7% |
| Nad Al Sheba | +88% | 907 | 6.7% | – |
| Mudon | +83% | 1,451 | 5.4% | +20.7% |
The two lists barely overlap. Of the twelve fastest growers, nine either have too thin a rental record to give a yield or yield under 5%. Al Furjan shows why one measure is never enough: a 116% five-year gain, a 4.2% yield, and ready prices 15.7% lower than a year ago.
Which areas do well on both?
Across the 34 areas with both measures, the median gross yield is 5.15% and the median five-year growth is 62%. These nine beat both.
Table: Dubai areas above the median on both gross yield (2025) and five-year price growth (2021–2025), with ready-home price per sq ft in Q3 2026. n = ready sales in Q3 2026. Source: DLD registered sales and Ejari registrations, Peak Trust Research.
| Area | Gross yield | Net yield | 5-year growth | Ready price Q3 2026, AED/sq ft (n) | 12-month change |
|---|---|---|---|---|---|
| Rukan | 9.6% | 8.5% | +71% | 1,306 (65) | +5.8% |
| Arabian Ranches 1 | 7.6% | 6.8% | +71% | 1,377 (67) | +27.9% |
| The Greens | 6.8% | 5.9% | +79% | 1,820 (114) | −1.2% |
| Nad Al Sheba | 6.7% | 5.1% | +88% | – | – |
| Jumeirah Lakes Towers | 6.3% | 5.6% | +117% | 1,517 (334) | +6.3% |
| Jumeirah Village Circle | 6.3% | 5.4% | +66% | 1,252 (1,200) | +0.9% |
| Dubai Sports City | 5.9% | 5.0% | +73% | 1,001 (276) | +7.5% |
| Mudon | 5.4% | 4.6% | +83% | 1,765 (92) | +20.7% |
| Town Square | 5.3% | 4.3% | +67% | 1,332 (199) | −2.8% |
Treat the big 12-month moves in Arabian Ranches 1 and Mudon with care. Each rests on fewer than 100 ready sales, and a few newly completed buildings joining the ready pool can lift a median on their own. JVC and JLT, with hundreds of ready sales each, are the firmer reads.
What can these rankings not tell you?
They are area medians. A JVC tower with a high service charge, or a villa cluster in Mudon that has just been handed over, can sit well away from its area's figure. They also look backwards. Five-year growth from 2021 starts near the bottom of the last cycle, so even the slower areas show large gains. And the yields use 2025 rents. In 2026 rents have levelled off: comparing the same area and size of flat, apartment leases registered in September were less than 1% above June. Use the tables to build a shortlist, then check the building's own recent sales, rents and charges.
What did ready prices do in the year to Q3 2026?
Ready prices rose in 15 of the 28 areas we could measure and fell in 13. The spread is wide: Dubai Marina was up 13.3% and Downtown Dubai 5.5%, while Palm Jumeirah was down 11.5% and Al Furjan 15.7%. Wadi Al Safa 3's +56.7% needs a footnote. It is measured from an unusually low Q3 2025 median of AED 838 per sq ft; in the other three quarters of 2025 the area ran between AED 1,090 and AED 1,183.
That mixed picture matches the citywide figure: the median price across all homes sold in September was AED 1,679 per sq ft, 1.8% lower than a year earlier. Our note Are Dubai property prices falling? explains why ready prices are below Q1 2026 but close to a year ago.
What it means for investors
- Use both lists. A high yield with weak growth carries a different risk from strong growth on a thin yield. The nine areas above have recorded both, though that says nothing certain about the next five years.
- Give liquidity some weight. JVC (24,924 sales in 2025) and JLT (7,168) are far easier to sell in than Nad Al Sheba (353).
- Check the current price, not only the five-year story. Al Furjan and Palm Jumeirah are cheaper than a year ago; JLT and Dubai Sports City cost more.
- Net matters more as rents level off. With comparable rents flat since June, the service charge, not rent growth, decides more of what you keep.
To test an area or building against your own numbers, see how we work with investors. This month's rents are in the Rent & Yield Monitor, September 2026.