What rental yield do Dubai 2 bedroom apartments return?

The median building returns 6.3% gross, across 2,123 buildings in 89 areas with enough registered sales and Ejari contracts to report. Half of them yield more, half less. Data to 2026-10-12.

What do Dubai 2 bedroom apartments cost per square foot?

The median building sells at 1,616 AED/sqft, from registered Dubai Land Department sales over the last 12 months. Data to 2026-10-12.

What is the median rent for Dubai 2 bedroom apartments?

AED 117,750 a year for the median building, from registered new Ejari contracts — renewals are a separate contract group and are reported separately on each building. Data to 2026-10-12.

Are Dubai apartment prices rising?

The median building moved +2.3% over the last 12 months against the 12 before it. That is a median across 2,123 buildings; individual areas and towers move further in both directions. Data to 2026-10-12.

Which Dubai area yields most?

Al Barari, where the median building returns 9.7% gross. Every area's median, building count and evidence count is in the table on this page; a top row is an outlier by construction.

City index · Data to 12 Oct 2026

2 bedroom apartments for sale in Dubai

2,123 buildings · 89 areas · 30,913 registered sales, last 12 months

The typical eligible building yields 6.3% gross and sells at AED 1,616/sqft — medians across 2,123 buildings in 89 areas, last 12 months of registered records.

Median gross yield

6.3%gross

≈ 16 yrs gross payback

Price per sqft: AED 1,616
12-month change: +2.3%
Sales, 12 months: 30,913
Buildings · areas: 2,123 · 89

Medians of the median building; 12-month change is the median building’s.

Screen 2,123 buildings Highest-yield ranking →

Every area, ordered by registered sales in the last 12 monthsOf the 9 busiest areas, Dubailand Residence Complex yields most (7.7%) and Dubai Creek Harbour least (5.4%)

#	Area	Buildings	Yield vs city	12-month change	Sales, last 12 months
1	Dubai South	108	6.7%+0.4 pts	AED 1.51MAED 1,350/sqft	+3.1%	2,171
2	Dubai Islands	98	—	AED 3.12MAED 2,279/sqft	+0.6%	1,899
3	Dubai Creek Harbour	76	5.4%-0.9 pts	AED 2.73MAED 2,301/sqft	+2.5%	1,637
4	Business Bay	102	6.3%+0.0 pts	AED 2.50MAED 2,061/sqft	+1.6%	1,550
5	Jumeirah Village Circle	161	7.2%+0.9 pts	AED 1.60MAED 1,300/sqft	+0.4%	1,368
6	Dubailand Residence Complex	82	7.7%+1.4 pts	AED 1.48MAED 1,199/sqft	+4.3%	1,254
7	Jumeirah Lake Towers	54	6.3%-0.1 pts	AED 2.50MAED 1,512/sqft	+5.2%	1,185
8	Downtown Dubai	81	5.5%-0.8 pts	AED 3.50MAED 2,458/sqft	-0.1%	949
9	Town Square	53	7.2%+0.9 pts	AED 1.40MAED 1,350/sqft	+5.2%	932
10	Dubai Hills Estate	66	5.9%-0.4 pts	AED 2.65MAED 2,386/sqft	+0.8%	843
11	Wasl Gate	27	7.4%+1.1 pts	AED 1.70MAED 1,385/sqft	+5.0%	756
12	Dubai Sports City	47	7.7%+1.4 pts	AED 1.25MAED 937/sqft	+5.3%	733
13	Al Furjan	59	6.5%+0.2 pts	AED 1.70MAED 1,325/sqft	+5.3%	661
14	Bukadra	24	—	AED 2.79MAED 2,402/sqft	+1.1%	659
15	Motor City	33	6.3%+0.0 pts	AED 1.95MAED 1,613/sqft	+3.2%	654
16	Majan	40	6.5%+0.2 pts	AED 1.50MAED 1,222/sqft	+1.8%	645
17	Dubai Marina	80	5.8%-0.6 pts	AED 2.56MAED 1,851/sqft	+2.4%	602
18	Maritime City	22	4.3%-2.0 pts	AED 4.25MAED 2,849/sqft	+2.1%	602
19	City of Arabia	32	5.7%-0.7 pts	AED 2.49MAED 2,030/sqft	+0.3%	597
20	Jumeirah Village Triangle	41	7.3%+0.9 pts	AED 1.63MAED 1,414/sqft	+5.9%	581
21	Dubai Silicon Oasis	30	7.0%+0.6 pts	AED 1.36MAED 1,030/sqft	+3.2%	516
22	Dubai Production City	35	7.7%+1.4 pts	AED 1.50MAED 1,185/sqft	+6.0%	507
23	Expo City	20	—	AED 2.48MAED 2,144/sqft	0.0%	494
24	Arjan	55	7.3%+1.0 pts	AED 1.59MAED 1,291/sqft	+3.6%	473
25	Palm Jumeirah	54	4.9%-1.5 pts	AED 4.90MAED 2,739/sqft	+1.9%	412
26	Sobha Hartland	26	6.0%-0.3 pts	AED 2.48MAED 2,010/sqft	+2.4%	392
27	Jumeirah Islands	7	5.3%-1.0 pts	AED 3.43MAED 2,541/sqft	—	375
28	Dubai Investment Park 1	10	6.7%+0.4 pts	AED 1.20MAED 1,019/sqft	-0.7%	360
29	Dubai Harbour	28	4.6%-1.7 pts	AED 5.52MAED 4,113/sqft	+2.2%	307
30	Jaddaf Waterfront	14	5.8%-0.5 pts	AED 2.01MAED 1,788/sqft	-0.4%	277
31	Meydan	22	5.8%-0.5 pts	AED 2.63MAED 2,275/sqft	+3.1%	276
32	Dubai Science Park	15	7.2%+0.9 pts	AED 1.98MAED 1,448/sqft	+3.5%	270
33	City Walk	22	5.5%-0.8 pts	AED 3.97MAED 3,033/sqft	+2.0%	264
34	DAMAC Hills	18	6.4%+0.1 pts	AED 2.09MAED 1,363/sqft	+2.0%	262
35	Dubai Healthcare City Phase 2	13	5.0%-1.3 pts	AED 2.18MAED 1,918/sqft	+17.2%	251
36	Downtown Jebel Ali	13	7.5%+1.1 pts	AED 1.42MAED 1,427/sqft	+0.5%	250
37	Dubai Investment Park 2	33	9.3%+2.9 pts	AED 2.00MAED 1,445/sqft	+2.1%	248
38	Dubai Design District	6	—	AED 4.44MAED 3,152/sqft	—	243
39	DAMAC Lagoons	9	—	AED 1.86MAED 1,591/sqft	+10.1%	222
40	Liwan	21	8.2%+1.9 pts	AED 970,000AED 812/sqft	+1.9%	218
41	Ras Al Khor	6	—	AED 2.44MAED 2,166/sqft	+3.6%	208
42	Al Kifaf	11	5.2%-1.1 pts	AED 2.80MAED 1,989/sqft	+1.7%	188
43	Discovery Gardens	13	—	AED 1.25MAED 898/sqft	+0.1%	185
44	Jumeirah Beach Residence	23	4.1%-2.2 pts	AED 2.30MAED 1,655/sqft	-3.6%	184
45	Al Wasl	18	4.5%-1.9 pts	AED 4.88MAED 3,065/sqft	+4.0%	175
46	Dubai Media City	5	—	AED 3.79MAED 2,641/sqft	+6.8%	170
47	Mina Rashid	14	4.4%-1.9 pts	AED 3.23MAED 2,430/sqft	-1.1%	165
48	Jumeirah Garden City	19	4.3%-2.1 pts	AED 2.26MAED 2,018/sqft	+5.6%	164
49	Umm Suqeim	15	5.4%-0.9 pts	AED 3.54MAED 2,716/sqft	+4.4%	162
50	International City Phase 2	13	8.1%+1.8 pts	AED 1.25MAED 984/sqft	-13.2%	148
51	Palm Jebel Ali	3	—	AED 4.54MAED 3,573/sqft	—	140
52	The Greens	29	5.7%-0.7 pts	AED 2.39MAED 1,735/sqft	+6.1%	137
53	Sufouh Gardens	4	7.0%+0.6 pts	AED 2.58MAED 2,057/sqft	+2.5%	123
54	Falcon City of Wonders	6	—	AED 1.85MAED 1,547/sqft	+2.5%	121
55	District 11	13	6.2%-0.1 pts	AED 2.13MAED 1,698/sqft	+2.6%	114
56	Zabeel	9	5.4%-0.9 pts	AED 3.40MAED 2,583/sqft	-6.1%	105
57	World Trade Centre	3	—	AED 6.38MAED 4,795/sqft	+4.8%	105
58	Meydan One	17	5.5%-0.8 pts	AED 2.12MAED 2,120/sqft	-0.7%	104
59	International City	22	6.7%+0.4 pts	AED 795,000AED 752/sqft	+7.0%	103
60	Al Barari	7	9.7%+3.4 pts	AED 5.63MAED 2,088/sqft	+12.1%	101
61	Living Legends	9	6.9%+0.5 pts	AED 1.39MAED 1,094/sqft	+13.4%	100
62	Dubai Studio City	12	7.8%+1.5 pts	AED 1.55MAED 1,337/sqft	-1.8%	85
63	Al Jaddaf	5	—	AED 1.81MAED 1,974/sqft	—	79
64	Dubai Industrial City	6	—	AED 1.16MAED 1,213/sqft	—	74
65	DIFC	3	2.8%-3.5 pts	AED 4.44MAED 3,683/sqft	+1.3%	74
66	Mirdif	4	5.9%-0.5 pts	AED 1.79MAED 1,152/sqft	-1.8%	68
67	La Mer	14	5.7%-0.7 pts	AED 4.22MAED 3,393/sqft	+6.3%	63
68	DAMAC Hills 2	8	7.2%+0.9 pts	AED 1.24MAED 1,293/sqft	+3.9%	60
69	Sobha Sanctuary	2	—	AED 1.67MAED 1,902/sqft	—	60
70	Remraam	11	7.6%+1.3 pts	AED 1.13MAED 978/sqft	—	48
71	Barsha Heights	5	7.7%+1.4 pts	AED 1.42MAED 1,161/sqft	+2.5%	43
72	Nad Al Sheba Gardens	6	6.0%-0.3 pts	AED 2.18MAED 1,774/sqft	-4.8%	41
73	Al Barsha	3	3.4%-3.0 pts	AED 2.76MAED 1,800/sqft	+7.5%	41
74	Jumeirah Golf Estates	7	6.0%-0.3 pts	AED 2.10MAED 1,537/sqft	+3.9%	40
75	Nad Al Hamar	2	—	AED 1.39MAED 1,069/sqft	-6.5%	38
76	Jumeirah	5	4.9%-1.4 pts	AED 18.94MAED 7,554/sqft	+21.2%	34
77	Wadi Al Safa 3	4	—	AED 2.79MAED 1,886/sqft	—	33
78	Bluewaters Island	8	4.9%-1.5 pts	AED 9.26MAED 5,644/sqft	—	29
79	District One	7	6.4%+0.0 pts	AED 2.75MAED 2,144/sqft	—	25
80	Al Qusais Industrial Area	1	—	AED 798,121AED 600/sqft	—	18
81	Dubai Festival City	3	—	AED 2.40MAED 1,274/sqft	-3.2%	17
82	Uptown Mirdif	2	—	AED 1.26MAED 811/sqft	+3.8%	10
83	Muhaisnah	2	—	AED 2.05MAED 1,469/sqft	—	9
84	Rukan	2	7.5%+1.2 pts	AED 1.08MAED 965/sqft	+1.5%	8
85	Al Waha	1	—	AED 1.65MAED 1,413/sqft	—	5
86	Al Quoz	1	8.8%+2.5 pts	AED 1.25MAED 789/sqft	—	5
87	MAG City	1	—	AED 5.75MAED 2,665/sqft	—	3
88	Jumeirah Bay Island	1	4.5%-1.8 pts	AED 21.00MAED 10,837/sqft	—	3
89	Riggat Al Buteen	1	—	AED 1.20MAED 702/sqft	—	3

Yield deltas are vs the Dubai median (6.3%) · Showing 20 of 89 areas

Price per sqft in Dubai, monthlyAED 1,673, -3.6% on a year

Monthly median across every registered apartment sale, smoothed over three months. The band along the bottom is monthly volume.

Highest-yielding buildings with 2 bedroom apartments, all of DubaiHera Tower leads at 13.8% gross

Full ranking

#	Building	Gross yield	Median rent
1	Hera TowerDubai Sports City	13.8%	AED 900,000	AED 124,000/yr
2	VERDANA 3 ResidenceDubai Investment Park 1	12.2%	AED 704,284	AED 86,000/yr
3	Fahad 2Barsha Heights	11.5%	AED 1.11M	AED 127,500/yr
4	The Wind Tower IIJumeirah Lake Towers	10.7%	AED 1.21M	AED 130,000/yr
5	Hyati AvenueJumeirah Village Circle	10.5%	AED 1.90M	AED 200,000/yr
6	The DiamondDubai Sports City	9.6%	AED 800,000	AED 77,000/yr
7	Dana TowerJumeirah Village Circle	9.6%	AED 832,500	AED 80,000/yr
8	Red ResidenceDubai Sports City	9.1%	AED 840,000	AED 76,000/yr
9	Golf View ResidenceDubai Sports City	9.0%	AED 897,500	AED 81,000/yr
10	Hanover SquareJumeirah Village Circle	8.8%	AED 1.05M	AED 92,500/yr

From buildings with their own registered rental contracts.

Screen every building2,123 2 bedroom apartments buildings, one sorted table

Set a budget, a yield floor and how much evidence you need; each row links into the building at this unit type.

Common questions

What rental yield do Dubai 2 bedroom apartments return?: The median building returns 6.3% gross, across 2,123 buildings in 89 areas with enough registered sales and Ejari contracts to report. Half of them yield more, half less. Data to 2026-10-12.
What do Dubai 2 bedroom apartments cost per square foot?: The median building sells at 1,616 AED/sqft, from registered Dubai Land Department sales over the last 12 months. Data to 2026-10-12.
What is the median rent for Dubai 2 bedroom apartments?: AED 117,750 a year for the median building, from registered new Ejari contracts — renewals are a separate contract group and are reported separately on each building. Data to 2026-10-12.
Are Dubai apartment prices rising?: The median building moved +2.3% over the last 12 months against the 12 before it. That is a median across 2,123 buildings; individual areas and towers move further in both directions. Data to 2026-10-12.
Which Dubai area yields most?: Al Barari, where the median building returns 9.7% gross. Every area's median, building count and evidence count is in the table on this page; a top row is an outlier by construction.

Source: Dubai Land Department open data. Data to 12 Oct 2026.

Dubai 2 bedroom apartments sale record, by area

Record type: City-level property market record
Data date: 2026-10-12
Evidence base: 30,913 registered sales across 2,123 eligible buildings in 89 areas
Sources: Dubai Land Department sale transactions and Ejari rental contracts
Canonical record: /sale/2-bedroom-apartments/dubai
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Dubai 2 bedroom apartments for sale, by area.” Data to 2026-10-12. https://dubaiwealthindex.com/sale/2-bedroom-apartments/dubai