What is the rental yield for 2 bedroom apartments in Umm Suqeim?

As of 2026-10-12, the median apartment building in Umm Suqeim returns 5.4% gross on 2 bedroom apartments, -0.9 pts against the Dubai median of 6.3%, across 15 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (162 registered sales in the last 12 months). Gross means before service charge, fees and vacancy.

What does an apartment in Umm Suqeim cost per square foot?

The median is 2,716 AED/sqft, over registered Dubai Land Department and Ejari records to 2026-10-12.

Are prices in Umm Suqeim rising?

The median building moved +4.4% over the last 12 months against the 12 before it. That is a median across 15 buildings, so individual towers move further in both directions.

Which building in Umm Suqeim yields most?

Asayel 3, at 6.3% gross. A top row is an outlier by construction — the sample size beside it on the table is the check.

How many buildings in Umm Suqeim does this record cover?

15. 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.

2 bedroom apartments for sale · DLD + Ejari data to 12 Oct 2026

Umm Suqeim

15 buildings with sales · 162 sales and 193 new leases in 12 months · 105 homes planned to 2028

The typical Umm Suqeim 2 bed yields 5.4% gross at AED 3.54M (AED 2,716/sqft), 0.9 points below Dubai. The pipeline equals 40% of the homes let today.

As of 2026-10-12, Umm Suqeim's median gross yield for 2 bedroom apartments is 5.4% across 15 buildings (DLD + Ejari).

2 bedroom apartments · typical price

3.54MAED

AED 2,716/sqft · +4.4% on a year

Gross yield: 5.4%
Rent a year, typical: AED 185,000
Sales, 12 months: 162

Leaders

Highest yield: Asayel 3· 6.3%
Lowest AED/sqft: Nourelle Building 2· 2,126
Most traded: Nourelle Building 3· 55

Screen Umm Suqeim buildings Compare areas Every building, A to Z ↓Create client report

Is a 2 bed in Umm Suqeim a good investment?Yields 0.9 points below Dubai and prices rising, with nothing to watch

Does it pay a good rent?5.4% gross at the typical 2 bed, against 6.3% across Dubai5.4%Fair
Are rents going up?September’s new leases at AED 133/sqft a year, 165 a year earlier-18.9%Context
Are prices going up?The typical 2 bed is up 4.4% on a year+4.4%Strength
Can I sell easily?162 sales in 12 months, 49th of 89 Dubai areas162Context
Is a lot being built?105 homes planned 2026–28, equal to 40% of the 263 let today40%Fair
Does the building matter?2 bed yields run from 5.1% to 6.1% across 6 buildings: which tower matters as much as the area1.0 ptsContext

Readings use published thresholds · 2 bed medians across buildings · data to 12 Oct 2026

How each reading works →

Developments compared

What a unit sells for in each Umm Suqeim development, pooled across its towers. Pick a bedroom type to compare like with like.

Development	Rent a year	Price	AED/sqft	Gross yield
Al Jazi - Madinat Jumeirah Living4 towers · rent filed for the project	AED 185,00059 contracts	AED 3.40M21 sales	2,916	5.4%
Asayel at Madinat Jumeirah Living3 towers · rent filed for the project	AED 190,00027 contracts	AED 3.50M6 sales	2,436	5.4%
Elara3 towers	—none	AED 3.65M3 sales	2,853	—
Jadeel -Madinat Jumeirah Living3 towers · rent filed for the project	AED 200,00034 contracts	AED 3.65M8 sales	3,187	5.5%
Jomana8 towers	—none	AED 3.65M13 sales	2,703	—
Lamaa4 towers · rent filed for the project	—2 contracts, too few	AED 3.38M20 sales	2,628	—
Madinat Jumeirah Living2 towers · rent filed for the project	AED 215,00022 contracts	AED 3.92M6 sales	2,861	5.5%
Madinat Jumeirah Living - Phase 23 towers · rent filed for the project	AED 209,50025 contracts	AED 4.00M5 sales	2,932	5.2%
Nourelle3 towers	—none	AED 3.86M103 sales	2,748	—
Riwa3 towers	—none	—1 sale, too few	—	—
All of Umm Suqeimevery building, in a project or not	AED 195,000169 contracts	AED 3.67M186 sales	2,738	5.3%

Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at 2 bed. A median needs 3 rows; a dash with a count means fewer.

Latest in Umm Suqeim, 2 bed

Latest sales

Jomana 86 Oct 2026 · 2 bed · 1,330 sqftAED 3.75M2,820/sqft
Lamaa 42 Oct 2026 · 2 bed · 1,677 sqftAED 3.50M2,088/sqft
Lamaa 430 Sept 2026 · 2 bed · 1,299 sqftAED 3.50M2,694/sqft
Al Jazi 230 Sept 2026 · 2 bed · 1,117 sqftAED 3.40M3,043/sqft
Lamaa 429 Sept 2026 · 2 bed · 1,113 sqftAED 3.25M2,920/sqft
Riwa Building 129 Sept 2026 · 2 bed · 1,255 sqft · off-planAED 3.33M2,651/sqft
Lamaa 425 Sept 2026 · 2 bed · 1,301 sqftAED 3.58M2,747/sqft
Jomana 421 Sept 2026 · 2 bed · 1,342 sqftAED 4.25M3,167/sqft

Latest new leases

LamaaFiled for the development · 11 Oct 2026 · 2 bed · 1,379 sqftAED 190,000 /yr138/sqft
Asayel at Madinat Jumeirah LivingFiled for the development · 9 Oct 2026 · 2 bed · 1,341 sqftAED 200,000 /yr149/sqft
Al Jazi - Madinat Jumeirah LivingFiled for the development · 7 Oct 2026 · 2 bed · 1,187 sqftAED 255,000 /yr215/sqft
Madinat Jumeirah Living - Phase 2Filed for the development · 5 Oct 2026 · 2 bed · 1,484 sqftAED 210,000 /yr142/sqft
Madinat Jumeirah LivingFiled for the development · 4 Oct 2026 · 2 bed · 1,598 sqftAED 60,000 /yr38/sqft
Al Jazi - Madinat Jumeirah LivingFiled for the development · 2 Oct 2026 · 2 bed · 1,300 sqftAED 240,000 /yr185/sqft
Madinat Jumeirah LivingFiled for the development · 1 Oct 2026 · 2 bed · 1,352 sqftAED 190,000 /yr141/sqft
Jadeel -Madinat Jumeirah LivingFiled for the development · 1 Oct 2026 · 2 bed · 1,324 sqftAED 200,000 /yr151/sqft

Which Umm Suqeim building?9 buildings with 5+ sales, ranked

#	Building	Gross yield	12-month change	Sales
1	Madinat Jumeirah Living Lamtara 2Rent from the wider project	5.8%	AED 3.68MAED 2,670/sqft	-12.0%	5
2	Al Jazi 2Rent from the wider project	5.4%	AED 3.40MAED 2,819/sqft	+4.4%	10
3	Jadeel 3Rent from the wider project	5.1%	AED 3.90MAED 3,280/sqft	+6.5%	5
4	Al Jazi 1Rent from the wider project	5.0%	AED 3.67MAED 2,916/sqft	no prior year	5
5	Nourelle Building 3	not yet let	AED 3.84MAED 2,716/sqft	no prior year	55
6	Nourelle Building 1	not yet let	AED 5.14MAED 3,848/sqft	no prior year	26
7	Nourelle Building 2	not yet let	AED 2.96MAED 2,126/sqft	no prior year	22
8	Lamaa 2Rent from the wider project	pooled rent, not per building	AED 3.20MAED 2,517/sqft	-3.4%	8
9	Lamaa 4Rent from the wider project	pooled rent, not per building	AED 3.54MAED 2,773/sqft	+17.3%	6
10	Asayel 3Rent from the wider project	6.3%	AED 3.00MAED 2,342/sqft	under 5 sales in a year	3
11	Al Jazi 3Rent from the wider project	5.4%	AED 3.43MAED 3,121/sqft	under 5 sales in a year	4
12	Jomana 6	not yet let	AED 3.68MAED 2,549/sqft	under 5 sales in a year	4
13	Lamaa 1Rent from the wider project	pooled rent, not per building	AED 3.50MAED 2,622/sqft	under 5 sales in a year	3
14	Lamaa 3Rent from the wider project	pooled rent, not per building	AED 3.35MAED 2,586/sqft	under 5 sales in a year	3
15	Elara 3	not yet let	AED 3.65MAED 2,853/sqft	under 5 sales in a year	3

Showing 10 of 15 · fewer than 5 sales rank last

Top yields often rest on few sales: check the Sales column

Every building, A to Z ↓

Umm Suqeim prices and rents by unit typeA two-bed costs about AED 3.54M and rents for about AED 185,000 a year

Type	Median price	Gross yield	12-month change	Sales
1 bed19 buildings	AED 2.13M2,693/sqft	AED 110,000	5.4%	+7.3%	161
2 bed15 buildings · this page	AED 3.54M2,716/sqft	AED 185,000	5.4%	+4.4%	162
3 bed5 buildings	AED 6.02M2,886/sqft	AED 223,654	5.3%	-1.3%	57

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 movingTwo-beds face the most new supply: 105 planned against 263 let today

Type	Planned 2026–28 against homes let	Rents fell in
1 bed	26% · 106	–	–
2 bed	40% · 105	–	–
3 bed	23	–	–

DLD project register as of 6 Jul 2026 · a planned date is not a delivery forecast

Umm Suqeim supply by year →

How these are counted

237 apartments are planned in Umm Suqeim from 2026 to 2028, equal to 32% of the 745 homes let there today.

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

Rents from every lease, yields building by buildingNew-lease rents −18.9% per sq ft on a year; 2 bed homes yield 5.4% gross at the median building

New-lease rents, month by month

Median rent of new leases, AED per sq ft per year

All bedroom types; months with fewer than 20 new leases are left off. Source: Ejari.

Gross yield, building by building

Axis: gross yield, % of price

Median building

1 bed5.4% (4.8–5.8)
2 bed5.4% (5.1–6.1)

Dot: the median building. Line: 10th to 90th percentile. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Prices in Umm Suqeim, month by month · all apartmentsMonthly median price per sqft

AED/sqft, rolling 3-month median

Median price per sqft across every registered apartment sale in Umm Suqeim, as a rolling 3-month median. The band along the bottom is monthly volume.

The records behind these figures

The latest registered sales and rental contracts in Umm Suqeim, as filed. Off-plan sales are flagged.

Latest registered sales

Date	Building	Type	Size, sqft	Price, AED
8 Oct 2026	Al Jazi 1	1 bed	750	AED 2.00M	2,667
6 Oct 2026	Jomana 8	2 bed	1,330	AED 3.75M	2,820
6 Oct 2026	Al Jazi 1	1 bed	745	AED 1.95M	2,619
2 Oct 2026	Lamaa 4	2 bed	1,677	AED 3.50M	2,088
2 Oct 2026	Asayel 3	1 bed	772	AED 2.27M	2,947

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 Umm Suqeim figures

This record covers the 15 Umm Suqeim buildings with enough registered sales for a median to mean anything. Gross yields inside the area run from 5.0% to 6.3%, so the 5.4% median says much less about any one building than the building table does. The Dubai Land Department registers Umm Suqeim as Um Suqaim First, Um Suqaim Second and Um Suqaim Third. The Dubai median for comparison is 6.3%, over the same 12-month window of Dubai Land Department and Ejari records to 2026-10-12.

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Where Umm Suqeim is

Pills show median sale price, AED. 9 of 15 buildings pinned from Google place records; verify a plot before relying on it.Open in Apple Maps

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.

Al Jazi - Madinat Jumeirah Living · 4 towers
Asayel at Madinat Jumeirah Living · 2 towers
Jadeel -Madinat Jumeirah Living · 3 towers
Jomana · 7 towers
Lamaa · 4 towers
Madinat Jumeirah Living · 2 towers
Madinat Jumeirah Living - Phase 2 · 3 towers
Nourelle · 3 towers

Every building in Umm Suqeim35 buildings with a sale, A to Z

35 buildings

A

Al Jazi 12.55M
Al Jazi 22.42M
Al Jazi 32.83M
Al Jazi 43.58M
Asayel 13.53M
Asayel 224 months2.83M
Asayel 32.45M

E

Elara 124 months3.59M
Elara 33.59M

J

Jadeel 12.35M
Jadeel 22.95M
Jadeel 33.52M
Jomana 124 months3.59M
Jomana 23.20M
Jomana 33.00M
Jomana 44.25M
Jomana 52.56M
Jomana 63.61M
Jomana 72.92M
Jomana 82.65M

L

Lamaa 13.45M
Lamaa 22.23M
Lamaa 32.03M
Lamaa 43.38M

M

N

R

Riwa Building 124 months6.43M
Riwa Building 224 months2.40M
Riwa Building 324 months6.22M

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

Common questions

What is the rental yield for 2 bedroom apartments in Umm Suqeim?: As of 2026-10-12, the median apartment building in Umm Suqeim returns 5.4% gross on 2 bedroom apartments, -0.9 pts against the Dubai median of 6.3%, across 15 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (162 registered sales in the last 12 months). Gross means before service charge, fees and vacancy.
What does an apartment in Umm Suqeim cost per square foot?: The median is 2,716 AED/sqft, over registered Dubai Land Department and Ejari records to 2026-10-12.
Are prices in Umm Suqeim rising?: The median building moved +4.4% over the last 12 months against the 12 before it. That is a median across 15 buildings, so individual towers move further in both directions.
Which building in Umm Suqeim yields most?: Asayel 3, at 6.3% gross. A top row is an outlier by construction — the sample size beside it on the table is the check.
How many buildings in Umm Suqeim does this record cover?: 15. 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.

2 bedroom apartments sale record for Umm Suqeim

Record type: Area-level property market record
Data date: 2026-10-12
Evidence base: 162 registered sales represented across 15 directly located eligible buildings; headline scope 15 buildings including child localities
Sources: Dubai Land Department sale transactions and Ejari rental contracts
Canonical record: /sale/2-bedroom-apartments/dubai/umm-suqeim
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “2 bedroom apartments for sale in Umm Suqeim.” Data to 2026-10-12. https://dubaiwealthindex.com/sale/2-bedroom-apartments/dubai/umm-suqeim

Source: Dubai Land Department open data. Data to 12 Oct 2026. Area figures are medians across the buildings listed above, not a separate calculation.