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2 bedroom apartments for rent · DLD + Ejari data to 12 Oct 2026

Umm Suqeim

15 buildings · 538 contracts in 12 months

Last 12 months of rental activity across 15 eligible buildings.

As of 2026-10-12, Umm Suqeim's median gross yield for 2 bedroom apartments is 5.4% across 15 buildings (DLD + Ejari).

2 bedroom apartments · typical rent a year

200,000AEDa year

AED 148/sqft a year · -9.5% on a year

Contracts, 12 months
538

Leaders

Highest yield
Asayel 3· 6.3%
Lowest AED/yr/sqft
Madinat Jumeirah Living Rahaal 2· 139
Most traded
Al Jazi 2· 59
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Developments compared

What a unit rents for in each Umm Suqeim development, pooled across its towers. Pick a bedroom type to compare like with like.

DevelopmentRent a yearPriceAED/sqftGross yield
Al Jazi - Madinat Jumeirah Living4 towers · rent filed for the projectAED 185,00059 contractsAED 3.40M21 sales2,9165.4%
Asayel at Madinat Jumeirah Living3 towers · rent filed for the projectAED 190,00027 contractsAED 3.50M6 sales2,4365.4%
Elara3 towers—noneAED 3.65M3 sales2,853—
Jadeel -Madinat Jumeirah Living3 towers · rent filed for the projectAED 200,00034 contractsAED 3.65M8 sales3,1875.5%
Jomana8 towers—noneAED 3.65M13 sales2,703—
Lamaa4 towers · rent filed for the project—2 contracts, too fewAED 3.38M20 sales2,628—
Madinat Jumeirah Living2 towers · rent filed for the projectAED 215,00022 contractsAED 3.92M6 sales2,8615.5%
Madinat Jumeirah Living - Phase 23 towers · rent filed for the projectAED 209,50025 contractsAED 4.00M5 sales2,9325.2%
Nourelle3 towers—noneAED 3.86M103 sales2,748—
Riwa3 towers—none—1 sale, too few——
All of Umm Suqeimevery building, in a project or notAED 195,000169 contractsAED 3.67M186 sales2,7385.3%

Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at 2 bed. A median needs 3 rows; a dash with a count means fewer.

Latest in Umm Suqeim, 2 bed

Latest new leases

  • LamaaFiled for the development · 11 Oct 2026 · 2 bed · 1,379 sqftAED 190,000 /yr138/sqft
  • Asayel at Madinat Jumeirah LivingFiled for the development · 9 Oct 2026 · 2 bed · 1,341 sqftAED 200,000 /yr149/sqft
  • Al Jazi - Madinat Jumeirah LivingFiled for the development · 7 Oct 2026 · 2 bed · 1,187 sqftAED 255,000 /yr215/sqft
  • Madinat Jumeirah Living - Phase 2Filed for the development · 5 Oct 2026 · 2 bed · 1,484 sqftAED 210,000 /yr142/sqft
  • Madinat Jumeirah LivingFiled for the development · 4 Oct 2026 · 2 bed · 1,598 sqftAED 60,000 /yr38/sqft
  • Al Jazi - Madinat Jumeirah LivingFiled for the development · 2 Oct 2026 · 2 bed · 1,300 sqftAED 240,000 /yr185/sqft
  • Madinat Jumeirah LivingFiled for the development · 1 Oct 2026 · 2 bed · 1,352 sqftAED 190,000 /yr141/sqft
  • Jadeel -Madinat Jumeirah LivingFiled for the development · 1 Oct 2026 · 2 bed · 1,324 sqftAED 200,000 /yr151/sqft

Latest sales

  • Jomana 86 Oct 2026 · 2 bed · 1,330 sqftAED 3.75M2,820/sqft
  • Lamaa 42 Oct 2026 · 2 bed · 1,677 sqftAED 3.50M2,088/sqft
  • Lamaa 430 Sept 2026 · 2 bed · 1,299 sqftAED 3.50M2,694/sqft
  • Al Jazi 230 Sept 2026 · 2 bed · 1,117 sqftAED 3.40M3,043/sqft
  • Lamaa 429 Sept 2026 · 2 bed · 1,113 sqftAED 3.25M2,920/sqft
  • Riwa Building 129 Sept 2026 · 2 bed · 1,255 sqft · off-planAED 3.33M2,651/sqft
  • Lamaa 425 Sept 2026 · 2 bed · 1,301 sqftAED 3.58M2,747/sqft
  • Jomana 421 Sept 2026 · 2 bed · 1,342 sqftAED 4.25M3,167/sqft

Every building in Umm Suqeim

Annual rents, lowest first. Compare the same bedroom type and check shared rental evidence before judging your rent.

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Median rent, low first · 5+ contracts15 rows
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Al Jazi 2Rent from the wider project5.4%+0.0 ptsAED 185,00014859no prior year
Al Jazi 3Rent from the wider project5.4%-0.0 ptsAED 185,00014859under 5 sales in a year
Al Jazi 1Rent from the wider project5.0%-0.4 ptsAED 185,00014859no prior year
Al Jazi 4Rent from the wider projectpooled rent, not per buildingAED 185,00014859under 5 sales in a year
Asayel 3Rent from the wider project6.3%+0.9 ptsAED 190,00014727-9.5%
Asayel 2Rent from the wider projectpooled rent, not per buildingAED 190,00014727-9.5%
Asayel 1Rent from the wider projectpooled rent, not per buildingAED 190,00014727-9.5%
Jadeel 3Rent from the wider project5.1%-0.3 ptsAED 200,00016634-10.9%
Jadeel 2Rent from the wider projectpooled rent, not per buildingAED 200,00016634-10.9%
Jadeel 1Rent from the wider projectpooled rent, not per buildingAED 200,00016634-10.9%
Madinat Jumeirah Living Rahaal 2Rent from the wider projectpooled rent, not per buildingAED 209,50013925-4.8%
Madinat Jumeirah Living Lamtara 3Rent from the wider projectpooled rent, not per buildingAED 209,50013925-4.8%
Madinat Jumeirah Living Rahaal 1Rent from the wider projectpooled rent, not per buildingAED 209,50013925-4.8%
Madinat Jumeirah Living Lamtara 2Rent from the wider project5.8%+0.4 ptsAED 215,00015122-6.5%
Madinat Jumeirah Living Lamtara 1Rent from the wider projectpooled rent, not per buildingAED 215,00015122-6.5%

Yield deltas are vs the Umm Suqeim median (5.4%).

Rents by bedroom type in Umm Suqeim

Medians across the buildings above. Open a type to rank those buildings on their own.

TypeMedian rentAED/yr/sqftGross yield12-month changeRentals
1 bedAED 118,5001435.4%-0.0 pts-4.0%994
2 bedAED 200,0001485.4%+0.0 pts-9.5%538
3 bedAED 275,0001475.3%-0.1 pts—111
4+ bedAED 532,500179——12

Yield deltas are vs the Umm Suqeim median (5.4%).

What is coming, and what is movingTwo-beds face the most new supply: 105 planned against 263 let today

TypePlanned 2026–28 against homes letPrices fell inRents fell in
1 bed26% · 106––
2 bed40% · 105––
3 bed23––

DLD project register as of 6 Jul 2026 · a planned date is not a delivery forecast

Umm Suqeim supply by year →

How these are counted

237 apartments are planned in Umm Suqeim from 2026 to 2028, equal to 32% of the 745 homes let there today.

Planned completions are apartment units in projects the Land Department register lists as neither complete nor cancelled, by the year of the registered completion date. Projects already past that date and projects without one are counted separately, not spread over future years. Leases are every registered new and renewed apartment lease in the area in the last 12 months. A planned date is not a delivery forecast.

Each building counts once per bedroom type when it has at least five ready sales (or five new leases) in both the last 12 months and the 12 before. Its change is its own median price per sqft (or annual rent) now against then, so the mix of buildings that happened to trade cannot move it. Off-plan sales are left out.

Sales and leases to 12 Oct 2026. Neither figure is a forecast, a vacancy rate or a price index. Methodology

Rents from every lease, yields building by buildingNew-lease rents −18.9% per sq ft on a year; 2 bed homes yield 5.4% gross at the median building

New-lease rents, month by month

Median rent of new leases, AED per sq ft per year

130140150160170Sep 24Feb 25Jul 25Dec 25May 26Sep 26New leases, Sep 24: 156New leases, Oct 24: 150New leases, Nov 24: 153New leases, Dec 24: 153New leases, Jan 25: 160New leases, Feb 25: 163New leases, Apr 25: 155New leases, Jun 25: 158New leases, Jul 25: 147New leases, Aug 25: 159New leases, Sep 25: 165New leases, Oct 25: 163New leases, Nov 25: 164New leases, Dec 25: 163New leases, Jan 26: 168New leases, Feb 26: 162New leases, Mar 26: 156New leases, Apr 26: 152New leases, May 26: 140New leases, Jun 26: 136New leases, Jul 26: 137New leases, Aug 26: 133New leases, Sep 26: 133133
All bedroom types; months with fewer than 20 new leases are left off. Source: Ejari.

Gross yield, building by building

Axis: gross yield, % of price

Median building

  1. 1 bed5.4% (4.8–5.8)
  2. 2 bed5.4% (5.1–6.1)
Dot: the median building. Line: 10th to 90th percentile. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Rents in Umm Suqeim, month by month · all apartmentsMonthly median rent per sqft

AED/yr/sqft, rolling 3-month median
Median rent per sqft per year across every registered new rental contract in Umm Suqeim, as a rolling 3-month median. The band along the bottom is monthly volume.

The records behind these figures

The latest registered sales and rental contracts in Umm Suqeim, as filed. Off-plan sales are flagged.

Latest registered sales

DateBuildingTypeSize, sqftPrice, AEDAED/sqft
8 Oct 2026Al Jazi 11 bed750AED 2.00M2,667
6 Oct 2026Jomana 82 bed1,330AED 3.75M2,820
6 Oct 2026Al Jazi 11 bed745AED 1.95M2,619
2 Oct 2026Lamaa 42 bed1,677AED 3.50M2,088
2 Oct 2026Asayel 31 bed772AED 2.27M2,947

New contracts only, so a renewal capped by RERA is not read as the market rate. Sales exclude the outliers the methodology names. A size or a per-square-foot figure the recorded area cannot support is left blank rather than guessed.

About the Umm Suqeim figures

This record covers the 15 Umm Suqeim buildings with enough registered Ejari contracts for a median to mean anything; 2 more have recorded activity but too little to report. Gross yields inside the area run from 5.0% to 6.3%, so the 5.4% median says much less about any one building than the building table does. The Dubai Land Department registers Umm Suqeim as Um Suqaim First, Um Suqaim Second and Um Suqaim Third. The Dubai median for comparison is 6.3%, over the same 12-month window of Dubai Land Department and Ejari records to 2026-10-12.

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Where Umm Suqeim is

Pills show median annual rent, AED. 10 of 15 buildings pinned from Google place records; verify a plot before relying on it.Open in Apple Maps

Compare towers within a project

Projects with at least two buildings that meet this record’s publication criteria. Each comparison uses the same locality and sale or rental evidence as this page.

Every building in Umm Suqeim21 buildings with a rental contract, A to Z

21 buildings

A

J

  • Jadeel 1138k
  • Jadeel 2138k
  • Jadeel 3138k
  • Jumeirah Living Marsa Al Arab1 rental contract · no page—
  • Jumeirah Marsa Al Arab1 rental contract · no page—

L

M

Typical rent a year, AED, 12-month median; AED per sqft where a building has no unit figure · “no page”: too few rental contracts for a median that means anything

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Common questions

What is the rental yield for 2 bedroom apartments in Umm Suqeim?
As of 2026-10-12, the median apartment building in Umm Suqeim returns 5.4% gross on 2 bedroom apartments, -0.9 pts against the Dubai median of 6.3%, across 15 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (538 registered Ejari contracts in the last 12 months). Gross means before service charge, fees and vacancy.
What do apartments in Umm Suqeim rent for per square foot?
The median is 148 AED/sqft a year, over registered Dubai Land Department and Ejari records to 2026-10-12.
Are rents in Umm Suqeim rising?
The median building moved -9.5% over the last 12 months against the 12 before it. That is a median across 15 buildings, so individual towers move further in both directions.
Which building in Umm Suqeim yields most?
Asayel 3, at 6.3% gross. A top row is an outlier by construction — the sample size beside it on the table is the check.
How many buildings in Umm Suqeim does this record cover?
15. A building appears once it has enough registered sales and contracts for a median to mean anything; the rest are listed but not ranked. Data to 2026-10-12.

2 bedroom apartments rental record for Umm Suqeim

Record type
Area-level property market record
Data date
Evidence base
538 registered rental contracts represented across 15 directly located eligible buildings; headline scope 15 buildings including child localities
Sources
Dubai Land Department sale transactions and Ejari rental contracts
Canonical record
/rent/2-bedroom-apartments/dubai/umm-suqeim
Method
Definitions and calculations

Cite as: Dubai Wealth Index. “2 bedroom apartments for rent in Umm Suqeim.” Data to 2026-10-12. https://dubaiwealthindex.com/rent/2-bedroom-apartments/dubai/umm-suqeim

Source: Dubai Land Department open data. Data to . Area figures are medians across the buildings listed above, not a separate calculation.