What is the rental yield in MADA Residences Tower?

MADA Residences Tower returns 5.93% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 14 rental contracts registered in the last 24 months.

How much does a 3 bedroom in MADA Residences Tower cost?

The median registered sale price is AED 4.00M (1,822 AED/sqft), from 17 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in MADA Residences Tower selling for right now?

Registered sales of ready units in MADA Residences Tower over the last 12 months have a median of 1,822 AED/sqft, across 10 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.

Have prices in MADA Residences Tower risen or fallen?

Median price per square foot moved -1.2% over the last 12 months against the 12 before it, on 17 registered sales. On a sample this size, read the direction rather than the exact figure.

How does MADA Residences Tower compare with Downtown Dubai?

Its 5.93% gross yield sits +0.5 pts against the Downtown Dubai median of 5.45%, computed at the same bedroom grain over the same 24-month window.

MADA Residences Tower — rental prices & yield

Buy: 4.00MAED; AED 1,822/sqft
Long-let: 240,000AED; AED 109/sqft · 5.93%
Short-let: 7.68%; AED 1,395/night · 0.64/sqft

Price per sqft: Median of 10 registered sales of ready units in the last 12 months, most recent June 2026.

Priced off the last 5 sales — most recent June 2026.

Yield spread: +0.5 pts; vs the Downtown Dubai median for this unit type
Turnover upside: +15.9%; new tenants pay more than sitting ones — 23 renewals
AED/yr/sqft: AED 109
Sales: 17
Rental contracts: 14
Renewal rent: AED 207,000/yr

12 months: -8.3%
3 years: -2.2%-0.7%/yr

Based on 17 sales and 14 rental contracts in the last 24 months.

MADA Residences Tower is an apartment building in Downtown Dubai, Dubai, one of the towers in the Mada Residences Tower development. The closest metro station is Burj Khalifa / Dubai Mall Metro Station, the nearest mall Dubai Mall and the nearest landmark Downtown Dubai. Land Department records for it run from 2016 to 2026, 638 registered sales in all — the 17 in the last 24 months are what every median above is computed from.

Rent history

Median annual rent per sqft registered in MADA Residences Tower, by year.

Monthly median AED per sqft per year, smoothed over three months. The band along the bottom is the number of records each month.

Rents by bedroom type

Type	Median rent	AED/yr/sqft	Yield	Contracts
1 bed	AED 120,000	113	6.00% -0.1 pts	30
2 bed	AED 170,000	109	5.96% +0.1 pts	35
3 bed	AED 240,000	109	5.93% +0.5 pts	14
4+ bed	AED 200,000	68	—	2

Deltas compare each yield with the Downtown Dubai median for the same unit type. How these yields are computed

How these yields are computed

Each yield divides the median rent by the median of the last 3 months of sales — or of the last 5 sales where the last 3 months hold fewer than three. Off-plan and ready sales count alike, and each bedroom type is priced off its own sales.

Short-let rates around MADA Residences Tower

Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.

How short-let rates are measured

Rates are sampled for every month of the coming year, so the figure carries the full season rather than a winter or summer slice. Listing counts are what those searches returned on the first page — a floor on what the building actually lists, not a count of it. Airbnb publishes approximate coordinates, so even the tightest set — listings within 50 metres — is the building and its immediate neighbours. Where that set is too small to measure a bedroom type, the row widens to the surrounding 500-metre cluster and is marked “500m”.

Type	Nightly (AED)	AED/night/sqft	Net revenue at 80%	Long-let rent	Uplift	Short-let yield	Listings seen
1 bed	446	0.41	AED 91,906	AED 120,000	0.8×	4.60%	2+
2 bed500m	999	0.61	AED 219,023	AED 170,000	1.3×	7.79%	12+
3 bed500m	1,395	0.64	AED 307,251	AED 240,000	1.3×	7.68%	5+
4+ bed500m	2,077	0.66	AED 459,463	AED 200,000	2.3×	8.55%	2+

Nightly rate per sqft through the year

Median nightly rate per sqft by month of stay. Smaller, fainter points rest on fewer listings. Per-sqft puts different bedroom types on the same axis.

Net revenue assumes 80% occupancy — an assumption, not a measurement.

What the net revenue deducts

Occupancy is an assumption because no Dubai source publishes it per building — at half the occupancy, halve the revenue and the yield. From the nightly rate a guest sees, net revenue deducts Airbnb's 15.5% fee, then cleaning at 2 turnovers a month and utilities, both scaled to the unit's measured floor area. Service charge and mortgage are deliberately not deducted: neither comes out of the long-let rent beside it, and a service charge is owed whichever way the unit is let, so taking it off one side only would break the comparison. Neither figure is net of income tax or furnishing. Rows marked 500m widen to the surrounding cluster, because MADA Residences Tower itself had too few listings of that type to measure.

Recent transactions

As filed with the Land Department — data to 2026-08-26.

17 resales in the last 12 months, against 29 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
23 Jul 2026	4+ bed	1,155	AED 2,015,000	1,744
18 Jun 2026	3 bed	2,408	AED 4,300,000	1,786

2 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
1 Sept 2026	1 bed	1,040	AED 120,000	115	New
1 Sept 2026	2 bed	1,527	AED 165,000	108	Renewal
31 Aug 2026	1 bed	903	AED 97,020	107	Renewal
23 Aug 2026	2 bed	1,617	AED 180,000	111	New
1 Aug 2026	2 bed	1,614	AED 145,000	90	New
15 Jul 2026	2 bed	1,620	AED 170,000	105	New
10 Jul 2026	2 bed	1,526	AED 150,000	98	New
10 Jul 2026	3 bed	2,196	AED 218,182	99	New
1 Jul 2026	2 bed	1,618	AED 160,000	99	New
1 Jul 2026	2 bed	1,662	AED 180,000	108	Renewal
1 Jul 2026	2 bed	1,628	AED 140,000	86	New
27 Jun 2026	1 bed	1,101	AED 100,000	91	New
20 Jun 2026	2 bed	1,628	AED 165,000	101	New
19 Jun 2026	1 bed	1,087	AED 110,000	101	Renewal

14 contracts starting on or after 26 May 2026.

Start dates after 26 Aug 2026 are contracts already filed for a later move-in. They count towards the rent medians above for the same reason they appear here.

As registered

The building's record in the Dubai Land Department register, as of September 2026. Counts are as registered, not as built or as operated.

Floors: 31
Flats: 193
Lifts: 6
Parking bays: 259
Swimming pools: 2
Flats per lift: 32.17
Parking per flat: 1.34
Pools per 100 flats: 1.04

Nearby

Metro: Burj Khalifa / Dubai Mall Metro Station
Mall: Dubai Mall
Landmark: Downtown Dubai

Compare with nearby buildings

The most-traded buildings in Downtown Dubai, on the same figures over the same window.

Highest rental yields in Downtown Dubai · MADA Residences Tower places 24th of 55

Grande · 3.60%
Forte T1 · 5.41%
Forte T2 · 5.63%
The Address Residences Dubai Opera T1 · 6.38%
The Address Residences Dubai Opera T2 · 6.54%
Act One Act Two Tower 2 · 6.55%
Act One Act Two Tower 1 · 6.06%
Burj Views Podium · 7.04%

Common questions

What is the rental yield in MADA Residences Tower?: MADA Residences Tower returns 5.93% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 14 rental contracts registered in the last 24 months.
How much does a 3 bedroom in MADA Residences Tower cost?: The median registered sale price is AED 4.00M (1,822 AED/sqft), from 17 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in MADA Residences Tower selling for right now?: Registered sales of ready units in MADA Residences Tower over the last 12 months have a median of 1,822 AED/sqft, across 10 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.
Have prices in MADA Residences Tower risen or fallen?: Median price per square foot moved -1.2% over the last 12 months against the 12 before it, on 17 registered sales. On a sample this size, read the direction rather than the exact figure.
How does MADA Residences Tower compare with Downtown Dubai?: Its 5.93% gross yield sits +0.5 pts against the Downtown Dubai median of 5.45%, computed at the same bedroom grain over the same 24-month window.

MADA Residences Tower