District 11
13 buildings with sales · 158 sales and 7 new leases in 12 months · 381 homes planned to 2028
The typical District 11 1 bed yields 5.3% gross at AED 1.36M (AED 1,824/sqft), 1.7 points below Dubai.
As of 2026-10-12, District 11's median gross yield for 1 bedroom apartments is 5.3% across 13 buildings (DLD + Ejari).
1 bedroom apartments · typical price
1.36MAED
AED 1,824/sqft · -0.1% on a year
- Gross yield
- 5.3%
- Rent a year, typical
- AED 72,500
- Sales, 12 months
- 158
Leaders
- Highest yield
- The Spark by Esnaad· 5.3%
- Lowest AED/sqft
- Rome 3 by SD - B· 782
- Most traded
- Art House Private Residences By Viva· 38
Is a 1 bed in District 11 a good investment?Yields well below the Dubai median; no record of the rent trend
- Does it pay a good rent?5.3% gross at the typical 1 bed, against 7.0% across Dubai5.3%Watch
- Are rents going up?Too few new leases on both sides of the year to measure a changeNo record
- Are prices going up?The typical 1 bed is down 0.1% on a year-0.1%Fair
- Can I sell easily?158 sales in 12 months, 57th of 88 Dubai areas158Context
- Is a lot being built?381 homes planned 2026–28381
Readings use published thresholds · 1 bed medians across buildings · data to 12 Oct 2026
Which District 11 building?11 buildings with 5+ sales, ranked
Top yields often rest on few sales: check the Sales column
Developments compared
What a unit sells for in each District 11 development, pooled across its towers. Pick a bedroom type to compare like with like.
Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at 1 bed. A median needs 3 rows; a dash with a count means fewer.
Latest in District 11, 1 bed
Latest sales
- Gate Eleven Residences -A7 Oct 2026 · 1 bed · 1,071 sqft · off-planAED 1.76M1,647/sqft
- High Best Tower - Building A6 Oct 2026 · 1 bed · 679 sqft · off-planAED 1.09M1,610/sqft
- The Collection by NASER1 Oct 2026 · 1 bed · 845 sqft · off-planAED 1.42M1,684/sqft
- Art House Private Residences By Viva28 Sept 2026 · 1 bed · 782 sqft · off-planAED 1.63M2,087/sqft
- Art House Private Residences By Viva24 Sept 2026 · 1 bed · 669 sqft · off-planAED 1.25M1,873/sqft
- Art House Private Residences By Viva9 Sept 2026 · 1 bed · 622 sqft · off-planAED 1.28M2,064/sqft
- Rome 3 by SD - A8 Sept 2026 · 1 bed · 1,154 sqft · off-planAED 2.07M1,792/sqft
- Art House Private Residences By Viva7 Sept 2026 · 1 bed · 626 sqft · off-planAED 1.30M2,075/sqft
Latest new leases
- The Spark by Esnaad4 Oct 2026 · 1 bed · 672 sqftAED 140,000 /yr208/sqft
- The Spark by Esnaad3 Oct 2026 · 1 bed · 672 sqftAED 70,000 /yr104/sqft
- The Spark by Esnaad1 Sept 2026 · 1 bed · 917 sqftAED 56,500 /yr62/sqft
- The Spark by Esnaad25 Aug 2026 · 1 bed · 672 sqftAED 75,000 /yr112/sqft
- The Spark by Esnaad25 Aug 2026 · 1 bed · 839 sqftAED 75,000 /yr89/sqft
- The Collection by NASER7 Aug 2026 · 1 bed · 802 sqftAED 59,000 /yr74/sqft
- The Spark by Esnaad15 Jul 2026 · 1 bed · 839 sqftAED 105,000 /yr125/sqft
- The Collection by NASER1 Jun 2026 · 1 bed · 802 sqftAED 65,000 /yr81/sqft
District 11 prices and rents by unit typeA one-bed costs about AED 1.36M and rents for about AED 72,500 a year
Medians across buildings with sales in the 12 months to 12 Oct 2026 · rent is the typical building’s registered annual rent
What is coming, and what is moving696 apartments are planned in District 11 from 2026 to 2028; too few homes are let there today for a share.
DLD project register as of 6 Jul 2026 · a planned date is not a delivery forecast
How these are counted
696 apartments are planned in District 11 from 2026 to 2028; too few homes are let there today for a share.
Planned completions are apartment units in projects the Land Department register lists as neither complete nor cancelled, by the year of the registered completion date. Projects already past that date and projects without one are counted separately, not spread over future years. Leases are every registered new and renewed apartment lease in the area in the last 12 months. A planned date is not a delivery forecast.
Each building counts once per bedroom type when it has at least five ready sales (or five new leases) in both the last 12 months and the 12 before. Its change is its own median price per sqft (or annual rent) now against then, so the mix of buildings that happened to trade cannot move it. Off-plan sales are left out.
Sales and leases to 12 Oct 2026. Neither figure is a forecast, a vacancy rate or a price index. Methodology
Prices in District 11, month by month · all apartmentsMonthly median price per sqft
The records behind these figures
The latest registered sales and rental contracts in District 11, as filed. Off-plan sales are flagged.
Latest registered sales
Latest registered rental contracts
New contracts only, so a renewal capped by RERA is not read as the market rate. Sales exclude the outliers the methodology names. A size or a per-square-foot figure the recorded area cannot support is left blank rather than guessed.
About the District 11 figures
This record covers the 13 District 11 buildings with enough registered sales for a median to mean anything; 1 more has recorded activity but too little to report. The Dubai Land Department registers District 11, inside Wadi Al Safa 3, as Mohammed Bin Rashid AL Maktoum District 11. The Dubai median for comparison is 7.0%, over the same 12-month window of Dubai Land Department and Ejari records to 2026-10-12.
Where District 11 is
Compare towers within a project
Projects with at least two buildings that meet this record’s publication criteria. Each comparison uses the same locality and sale or rental evidence as this page.
- Gate Eleven Residences · 4 towers
- High Best Tower · 2 towers
- Rome 3 by SD · 2 towers
Every building in District 1123 buildings with a sale, A to Z
23 buildings
A
D
- Derby Heights1.28M
G
H
N
- Noore1 sale · no page—
R
- Rome 2 by SD2.02M
- Rome 3 by SD - A2.07M
- Rome 3 by SD - B919k
- Rome by SD1.85M
S
- Starlight Park-Building - A24 months1.21M
- Starlight Park-Building - B24 months1.27M
- Starlight Park-Building - C24 months1.58M
- Starlight Park-Building - D24 months1.30M
T
- The Collection by NASER2.47M
- The Cube Quarter Residences24 months1.26M
- The Spark by Esnaad1.43M
- The Willows Residences1.61M
W
- Woodland Terraces1.27M
Typical price, AED, 12-month median; AED per sqft where a building has no unit figure · “24 months”: fewer than three sales in 12 months, so priced on 24 and shown without a yield · “no page”: too few sales for a median that means anything
Back to top ↑Common questions
- What is the rental yield for 1 bedroom apartments in District 11?
- As of 2026-10-12, the median apartment building in District 11 returns 5.3% gross on 1 bedroom apartments, -1.7 pts against the Dubai median of 7.0%, across 13 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (158 registered sales in the last 12 months). Gross means before service charge, fees and vacancy.
- What does an apartment in District 11 cost per square foot?
- The median is 1,824 AED/sqft, over registered Dubai Land Department and Ejari records to 2026-10-12.
- Are prices in District 11 rising?
- The median building moved -0.1% over the last 12 months against the 12 before it. That is a median across 13 buildings, so individual towers move further in both directions.
- Which building in District 11 yields most?
- The Spark by Esnaad, at 5.3% gross. A top row is an outlier by construction — the sample size beside it on the table is the check.
- How many buildings in District 11 does this record cover?
- 13. A building appears once it has enough registered sales and contracts for a median to mean anything; the rest are listed but not ranked. Data to 2026-10-12.
1 bedroom apartments sale record for District 11
- Record type
- Area-level property market record
- Data date
- Evidence base
- 158 registered sales represented across 13 directly located eligible buildings; headline scope 13 buildings including child localities
- Sources
- Dubai Land Department sale transactions and Ejari rental contracts
- Canonical record
- /sale/1-bedroom-apartments/dubai/mbr-city-district-11
Cite as: Dubai Wealth Index. “1 bedroom apartments for sale in District 11.” Data to 2026-10-12. https://dubaiwealthindex.com/sale/1-bedroom-apartments/dubai/mbr-city-district-11
Source: Dubai Land Department open data. Data to . Area figures are medians across the buildings listed above, not a separate calculation.