What is the rental yield in MAG 535?

MAG 535 returns 7.14% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 530 rental contracts registered in the last 24 months.

How much does a 1 bedroom in MAG 535 cost?

The median registered sale price is AED 645,000 (969 AED/sqft), from 12 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

Have prices in MAG 535 risen or fallen?

Median price per square foot moved +21.4% over the last 12 months against the 12 before it, on 12 registered sales. On a sample this size, read the direction rather than the exact figure.

How does MAG 535 compare with Dubai South?

Its 7.14% gross yield sits -0.6 pts against the Dubai South median of 7.69%, computed at the same bedroom grain over the same 24-month window.

Does MAG 535 earn more short-let than long-let?

A night asks a median of AED 382, which models to 12.88% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 7.14% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

MAG 535 — rental prices & yield

Buy: 645,000AED; AED 969/sqft
Long-let: 50,000AED; AED 87/sqft · 7.14%
Short-let: 12.88%; AED 382/night · 0.57/sqft

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

Yield spread: -0.6 pts; vs the Dubai South median for this unit type
Turnover upside: +13.6%; new tenants pay more than sitting ones — 465 renewals
AED/yr/sqft: AED 87
Sales: 12
Rental contracts: 530
Renewal rent: AED 44,000/yr

12 months: +5.8%
3 years: +51.1%+14.8%/yr

Based on 12 sales and 530 rental contracts in the last 24 months. Rental data covers the whole MAG 5 Boulevard project, not this tower alone.

MAG 535 is an apartment building in Dubai South, Dubai, one of the towers in the MAG 5 Boulevard development. The nearest landmark Expo 2020 Site. Land Department records for it run from 2016 to 2026, 256 registered sales in all — the 12 in the last 24 months are what every median above is computed from.

Rent history

Median annual rent per sqft registered in MAG 535, 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
Studio	AED 40,000	98	12.12% +3.6 pts	370
1 bed	AED 50,000	87	7.14% -0.6 pts	530
2 bed	AED 65,000	78	6.34% -0.3 pts	116
3 bed	AED 97,500	39	—	4

Deltas compare each yield with the Dubai South 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.

Studio: Priced off the last 5 sales — most recent December 2024.

Short-let rates around MAG 535

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 bed500m	382	0.57	AED 83,087	AED 50,000	1.7×	12.88%	3+
2 bed500m	700	0.70	AED 155,745	AED 65,000	2.4×	15.19%	6+

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 MAG 535 itself had too few listings of that type to measure.

Recent transactions

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

9 resales in the last 12 months, against 9 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
23 Jul 2026	2 bed	1,005	AED 1,025,000	1,020

1 resales in the last 3 months.

Rental contracts

The rent figures on this page are pooled from this building’s project, so no individual contract can be attributed to this tower.

Nearby

Landmark: Expo 2020 Site

Compare with nearby buildings

The most-traded buildings in MAG 5 Boulevard, on the same figures over the same window.

Highest rental yields in Dubai South · MAG 535 places 35th of 36

MAG 505 · 7.89%
MAG 515 · 8.85%
MAG 530 · 5.96%
MAG 540 · 6.00%
MAG 555 · 10.14%
MAG 545 · 6.97%
MAG 560 · 7.64%
MAG 520 · 7.46%

Common questions

What is the rental yield in MAG 535?: MAG 535 returns 7.14% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 530 rental contracts registered in the last 24 months.
How much does a 1 bedroom in MAG 535 cost?: The median registered sale price is AED 645,000 (969 AED/sqft), from 12 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
Have prices in MAG 535 risen or fallen?: Median price per square foot moved +21.4% over the last 12 months against the 12 before it, on 12 registered sales. On a sample this size, read the direction rather than the exact figure.
How does MAG 535 compare with Dubai South?: Its 7.14% gross yield sits -0.6 pts against the Dubai South median of 7.69%, computed at the same bedroom grain over the same 24-month window.
Does MAG 535 earn more short-let than long-let?: A night asks a median of AED 382, which models to 12.88% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 7.14% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

MAG 535