What is the rental yield in Emirates Garden II - Mulberry 2?

Emirates Garden II - Mulberry 2 returns 8.33% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 69 rental contracts registered in the last 24 months.

How much does a studio in Emirates Garden II - Mulberry 2 cost?

The median registered sale price is AED 480,000 (912 AED/sqft), from 12 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Emirates Garden II - Mulberry 2 selling for right now?

Registered sales of ready units in Emirates Garden II - Mulberry 2 over the last 12 months have a median of 906 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 Emirates Garden II - Mulberry 2 risen or fallen?

Median price per square foot moved -0.6% 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 Emirates Garden II - Mulberry 2 compare with Jumeirah Village Circle?

Its 8.33% gross yield sits -0.1 pts against the Jumeirah Village Circle median of 8.43%, computed at the same bedroom grain over the same 24-month window.

Emirates Garden II - Mulberry 2 — rental prices & yield

Buy: 480,000AED; AED 906/sqft
Long-let: 45,000AED; AED 80/sqft · 8.33%
Short-let: 17.28%; AED 372/night · 0.71/sqft

Price per sqft: Median of 5 registered sales of ready units in the last 12 months, most recent July 2026.

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

Yield spread: -0.1 pts; vs the Jumeirah Village Circle median for this unit type
Turnover upside: +16.9%; new tenants pay more than sitting ones — 74 renewals
AED/yr/sqft: AED 80
Sales: 12
Rental contracts: 69
Renewal rent: AED 38,500/yr

12 months: -4.2%
3 years: +23.1%+7.2%/yr

Based on 12 sales and 69 rental contracts in the last 24 months. Rental data covers the whole Emirates Garden 2 (maple- Magnola - Mulberry) project, not this tower alone.

Emirates Garden II - Mulberry 2 is an apartment building in Jumeirah Village Circle, Dubai, one of the towers in the Emirates Garden 2 (maple- Magnola - Mulberry) 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, 214 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 Emirates Garden II - Mulberry 2, 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 45,000	80	8.33% -0.1 pts	69
1 bed	AED 56,500	59	7.79% -0.0 pts	72

Deltas compare each yield with the Jumeirah Village Circle 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 Emirates Garden II - Mulberry 2

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	372	0.71	AED 82,958	AED 45,000	1.8×	17.28%	5+
1 bed500m	444	0.46	AED 93,189	AED 56,500	1.6×	12.85%	23+

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 Emirates Garden II - Mulberry 2 itself had too few listings of that type to measure.

Recent transactions

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

8 resales in the last 12 months, against 14 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
28 Jul 2026	Studio	470	AED 540,000	1,148
24 Jul 2026	Studio	470	AED 450,000	957
2 Jul 2026	1 bed	985	AED 650,000	660

3 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

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

Compare with nearby buildings

The most-traded buildings in Emirates Garden 2 (maple- Magnola - Mulberry), on the same figures over the same window.

Highest rental yields in Jumeirah Village Circle · Emirates Garden II - Mulberry 2 places 31st of 199

Common questions

What is the rental yield in Emirates Garden II - Mulberry 2?: Emirates Garden II - Mulberry 2 returns 8.33% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 69 rental contracts registered in the last 24 months.
How much does a studio in Emirates Garden II - Mulberry 2 cost?: The median registered sale price is AED 480,000 (912 AED/sqft), from 12 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Emirates Garden II - Mulberry 2 selling for right now?: Registered sales of ready units in Emirates Garden II - Mulberry 2 over the last 12 months have a median of 906 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 Emirates Garden II - Mulberry 2 risen or fallen?: Median price per square foot moved -0.6% 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 Emirates Garden II - Mulberry 2 compare with Jumeirah Village Circle?: Its 8.33% gross yield sits -0.1 pts against the Jumeirah Village Circle median of 8.43%, computed at the same bedroom grain over the same 24-month window.

Emirates Garden II - Mulberry 2