What is the rental yield in Royal Amwaj Residences South?

Royal Amwaj Residences South returns 5.30% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 32 rental contracts registered in the last 24 months.

How much does a 2 bedroom in Royal Amwaj Residences South cost?

The median registered sale price is AED 4.18M (2,257 AED/sqft), from 24 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

Have prices in Royal Amwaj Residences South risen or fallen?

Median price per square foot moved -3.4% over the last 12 months against the 12 before it, on 24 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Royal Amwaj Residences South compare with Palm Jumeirah?

Its 5.30% gross yield sits +0.1 pts against the Palm Jumeirah median of 5.19%, computed at the same bedroom grain over the same 24-month window.

Does Royal Amwaj Residences South earn more short-let than long-let?

A night asks a median of AED 1,869, which models to 10.28% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 5.30% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Royal Amwaj Residences South — rental prices & yield

Buy: 4.18MAED; AED 2,257/sqft
Long-let: 210,000AED; AED 120/sqft · 5.30%
Short-let: 10.28%; AED 1,869/night · 1.01/sqft

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

Yield spread: +0.1 pts; vs the Palm Jumeirah median for this unit type
Turnover upside: -9.1%; new tenants pay less than sitting ones — 13 renewals
AED/yr/sqft: AED 120
Sales: 24
Rental contracts: 32
Renewal rent: AED 231,000/yr

12 months: +0.0%
3 years: -2.1%-0.7%/yr

Based on 24 sales and 32 rental contracts in the last 24 months. Rental data covers the whole Royal Amwaj project, not this tower alone.

Royal Amwaj Residences South is an apartment building in Palm Jumeirah, Dubai, one of the towers in the Royal Amwaj development. The closest metro station is Al Sufouh, the nearest mall Mall of the Emirates and the nearest landmark Burj Al Arab. Land Department records for it run from 2015 to 2026, 552 registered sales in all — the 24 in the last 24 months are what every median above is computed from.

Rent history

Median annual rent per sqft registered in Royal Amwaj Residences South, 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 152,500	130	5.26% +0.3 pts	64
2 bed	AED 210,000	120	5.30% +0.1 pts	32
3 bed	—	—	—	0

Deltas compare each yield with the Palm Jumeirah 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 Royal Amwaj Residences South

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	762	0.63	AED 167,683	AED 152,500	1.1×	6.81%	6+
2 bed	1,869	1.01	AED 430,063	AED 210,000	2.0×	10.28%	3+

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.

Recent transactions

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

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

Sales

Date	Type	Sqft	Price	AED/sqft
29 Jun 2026	1 bed	1,561	AED 2,900,000	1,858
16 Jun 2026	2 bed	1,743	AED 3,950,000	2,266

2 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: Al Sufouh
Mall: Mall of the Emirates
Landmark: Burj Al Arab

Compare with nearby buildings

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

Highest rental yields in Palm Jumeirah · Royal Amwaj Residences South places 43rd of 51

Common questions

What is the rental yield in Royal Amwaj Residences South?: Royal Amwaj Residences South returns 5.30% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 32 rental contracts registered in the last 24 months.
How much does a 2 bedroom in Royal Amwaj Residences South cost?: The median registered sale price is AED 4.18M (2,257 AED/sqft), from 24 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
Have prices in Royal Amwaj Residences South risen or fallen?: Median price per square foot moved -3.4% over the last 12 months against the 12 before it, on 24 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Royal Amwaj Residences South compare with Palm Jumeirah?: Its 5.30% gross yield sits +0.1 pts against the Palm Jumeirah median of 5.19%, computed at the same bedroom grain over the same 24-month window.
Does Royal Amwaj Residences South earn more short-let than long-let?: A night asks a median of AED 1,869, which models to 10.28% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 5.30% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Royal Amwaj Residences South