What is the rental yield in Al Yarmouk?

Al Yarmouk returns 9.60% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 18 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Al Yarmouk cost?

The median registered sale price is AED 502,500 (786 AED/sqft), from 10 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

Have prices in Al Yarmouk risen or fallen?

Median price per square foot moved +2.4% over the last 12 months against the 12 before it, on 10 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Al Yarmouk compare with Liwan?

Its 9.60% gross yield sits +0.9 pts against the Liwan median of 8.73%, computed at the same bedroom grain over the same 24-month window.

Does Al Yarmouk earn more short-let than long-let?

A night asks a median of AED 564, which models to 25.54% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 9.60% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Al Yarmouk — rental prices & yield

Buy: 502,500AED; AED 786/sqft
Long-let: 48,000AED; AED 78/sqft · 9.60%
Short-let: 25.54%; AED 564/night · 0.88/sqft

Priced off 3 sales in the last 3 months.

Yield spread: +0.9 pts; vs the Liwan median for this unit type
Turnover upside: +12.2%; new tenants pay more than sitting ones — 14 renewals
AED/yr/sqft: AED 78
Sales: 10
Rental contracts: 18
Renewal rent: AED 42,800/yr

12 months: +12.6%
3 years: +31.6%+9.6%/yr

Based on 10 sales and 18 rental contracts in the last 24 months. Rental data covers the whole Qpoint Liwan-Plot R099 project, not this tower alone.

Al Yarmouk is an apartment building in Liwan, Dubai, one of the towers in the Qpoint Liwan-Plot R099 development. The nearest landmark IMG World Adventures. Land Department records for it run from 2015 to 2026, 166 registered sales in all — the 10 in the last 24 months are what every median above is computed from.

Rent history

Median annual rent per sqft registered in Al Yarmouk, 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 48,000	78	9.60% +0.9 pts	18
2 bed	AED 65,000	64	10.00% +2.1 pts	7
3 bed	AED 76,866	44	—	1

Deltas compare each yield with the Liwan 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.

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

Short-let rates around Al Yarmouk

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	564	0.88	AED 128,322	AED 48,000	2.7×	25.54%	4+

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 Al Yarmouk itself had too few listings of that type to measure.

Recent transactions

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

5 resales in the last 12 months, against 7 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
31 Jul 2026	1 bed	1,073	AED 700,000	652
30 Jun 2026	1 bed	581	AED 499,000	858
22 Jun 2026	1 bed	579	AED 500,000	864

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.

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: 6
Flats: 55

Nearby

Landmark: IMG World Adventures

Compare with nearby buildings

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

Highest rental yields in Liwan · Al Yarmouk places 5th of 41

Wavez Residence · 8.81%
Gate Zone
Mazaya 10 - A · 9.11%
Mazaya 10 - B · 6.38%
Mazaya 5 · 5.52%
Symbolic Alpha · 6.14%
Mazaya 25 · 8.81%
Mazaya 6 · 10.00%

Common questions

What is the rental yield in Al Yarmouk?: Al Yarmouk returns 9.60% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 18 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Al Yarmouk cost?: The median registered sale price is AED 502,500 (786 AED/sqft), from 10 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
Have prices in Al Yarmouk risen or fallen?: Median price per square foot moved +2.4% over the last 12 months against the 12 before it, on 10 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Al Yarmouk compare with Liwan?: Its 9.60% gross yield sits +0.9 pts against the Liwan median of 8.73%, computed at the same bedroom grain over the same 24-month window.
Does Al Yarmouk earn more short-let than long-let?: A night asks a median of AED 564, which models to 25.54% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 9.60% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Al Yarmouk