What is the rental yield in Royale Residence 1?

Royale Residence 1 returns 9.47% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 127 rental contracts registered in the last 24 months.

How much does a studio in Royale Residence 1 cost?

The median registered sale price is AED 400,000 (1,036 AED/sqft), from 38 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Royale Residence 1 selling for right now?

Registered sales of ready units in Royale Residence 1 over the last 6 months have a median of 1,131 AED/sqft, across 5 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 Royale Residence 1 risen or fallen?

Median price per square foot moved +7.7% over the last 12 months against the 12 before it, on 38 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Royale Residence 1 compare with Dubai Sports City?

Its 9.47% gross yield sits +0.6 pts against the Dubai Sports City median of 8.89%, computed at the same bedroom grain over the same 24-month window.

Royale Residence 1 — rental prices & yield

Buy: 400,000AED; AED 1,131/sqft
Long-let: 36,000AED; AED 96/sqft · 9.47%
Short-let: 24.60%; AED 425/night · 1.10/sqft

Price per sqft: Median of 5 registered sales of ready units in the last 6 months, most recent August 2026.

Priced off 3 sales in the last 3 months.

Yield spread: +0.6 pts; vs the Dubai Sports City median for this unit type
Turnover upside: +16.1%; new tenants pay more than sitting ones — 93 renewals
AED/yr/sqft: AED 96
Sales: 38
Rental contracts: 127
Renewal rent: AED 31,000/yr

12 months: +8.6%
3 years: +35.7%+10.7%/yr

Based on 38 sales and 127 rental contracts in the last 24 months. Rental data covers the whole Royale RESIDENCE1 project, not this tower alone.

Royale Residence 1 is an apartment building in Dubai Sports City, Dubai, one of the towers in the Royale RESIDENCE1 development. The closest metro station is Nakheel Metro Station, the nearest mall Marina Mall and the nearest landmark Sports City Swimming Academy. Land Department records for it run from 2015 to 2026, 800 registered sales in all — the 38 in the last 24 months are what every median above is computed from.

Rent history

Median annual rent per sqft registered in Royale Residence 1, 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 36,000	96	9.47% +0.6 pts	127
1 bed	AED 55,000	73	8.80% +0.5 pts	65
2 bed	AED 75,000	64	8.98% +0.9 pts	15
3 bed	AED 110,000	59	—	3

Deltas compare each yield with the Dubai Sports City 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 Royale Residence 1

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
Studio500m	425	1.10	AED 98,388	AED 36,000	2.7×	24.60%	7+
1 bed500m	437	0.60	AED 95,659	AED 55,000	1.7×	15.24%	12+
2 bed500m	778	0.68	AED 172,886	AED 75,000	2.3×	20.58%	3+

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 Royale Residence 1 itself had too few listings of that type to measure.

Recent transactions

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

35 resales in the last 12 months, against 32 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
21 Aug 2026	Studio	203	AED 200,000	984
12 Aug 2026	1 bed	656	AED 680,000	1,036
10 Aug 2026	Studio	385	AED 380,000	988
9 Jul 2026	1 bed	657	AED 535,000	815
3 Jul 2026	Studio	354	AED 400,000	1,131
30 Jun 2026	1 bed	708	AED 625,000	882
4 Jun 2026	3 bed	2,724	AED 2,350,000	863

7 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.

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: 14
Flats: 305
Lifts: 3
Parking bays: 327
Flats per lift: 101.67
Parking per flat: 1.07

Nearby

Metro: Nakheel Metro Station
Mall: Marina Mall
Landmark: Sports City Swimming Academy

Compare with nearby buildings

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

Highest rental yields in Dubai Sports City · Royale Residence 1 places 43rd of 56

Common questions

What is the rental yield in Royale Residence 1?: Royale Residence 1 returns 9.47% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 127 rental contracts registered in the last 24 months.
How much does a studio in Royale Residence 1 cost?: The median registered sale price is AED 400,000 (1,036 AED/sqft), from 38 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Royale Residence 1 selling for right now?: Registered sales of ready units in Royale Residence 1 over the last 6 months have a median of 1,131 AED/sqft, across 5 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 Royale Residence 1 risen or fallen?: Median price per square foot moved +7.7% over the last 12 months against the 12 before it, on 38 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Royale Residence 1 compare with Dubai Sports City?: Its 9.47% gross yield sits +0.6 pts against the Dubai Sports City median of 8.89%, computed at the same bedroom grain over the same 24-month window.

Royale Residence 1