What is the rental yield in GEMZ by Danube?

GEMZ by Danube returns 6.22% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 114 rental contracts registered in the last 24 months.

How much does a 2 bedroom in GEMZ by Danube cost?

The median registered sale price is AED 1.65M (1,304 AED/sqft), from 25 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in GEMZ by Danube selling for right now?

Registered sales of ready units in GEMZ by Danube over the last 6 months have a median of 1,457 AED/sqft, across 5 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.

Have prices in GEMZ by Danube risen or fallen?

Median price per square foot moved +12.9% over the last 12 months against the 12 before it, on 25 registered sales. On a sample this size, read the direction rather than the exact figure.

How does GEMZ by Danube compare with Al Furjan?

Its 6.22% gross yield sits -0.6 pts against the Al Furjan median of 6.85%, computed at the same bedroom grain over the same 24-month window.

GEMZ by Danube — sale prices & yield

Buy: 1.65MAED; AED 1,457/sqft
Long-let: 6.22%; AED 112,000/yr
Short-let: 11.62%; AED 863/night · 0.68/sqft

Price per sqft: Median of 5 registered sales of ready units in the last 6 months, most recent August 2026.

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

Yield spread: -0.6 pts; vs the Al Furjan median for this unit type
AED/yr/sqft: AED 86
Sales: 25
Rental contracts: 114
Renewal rent: AED 110,000/yr

12 months: +12.9%
3 years: +24.7%+7.6%/yr

Based on 25 sales and 114 rental contracts in the last 24 months.

GEMZ by Danube is an apartment building in Al Furjan, Dubai. Land Department records for it run from 2022 to 2026, 672 registered sales in all — the 25 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in GEMZ by Danube, by year.

Monthly median AED per sqft, smoothed over three months. The band along the bottom is the number of records each month.

Yield by bedroom type

Type	Median price	AED/sqft	Yield	12mo	Sales
Studio	AED 680,000	1671	7.35% -0.9 pts	+14.0%	5
1 bed	AED 1.10M	1285	7.01% -0.5 pts	+6.9%	16
2 bed	AED 1.65M	1304	6.22% -0.6 pts	+12.9%	25
3 bed	AED 2.14M	1182	6.25% -0.7 pts	+1.7%	17

Deltas compare each yield with the Al Furjan 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 GEMZ by Danube

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
2 bed	863	0.68	AED 191,709	AED 112,000	1.7×	11.62%	1+

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.

Off-plan vs resale

Units sold off-plan in GEMZ by Danube between 2022 and 2025 went for a median of AED 1,084/sqft (AED 1.33M). The same building resells today at AED 1,293/sqft (AED 1.60M) — an uplift of +21.1%.

Based on 284 off-plan sales across the building's full history.

Why this uses the full history

This comparison is deliberately not restricted to the 24-month window used elsewhere on the page — off-plan launches mostly predate it, so the window would erase the sales being compared.

Recent transactions

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

35 resales in the last 12 months, against 42 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
13 Aug 2026	2 bed	1,235	AED 1,800,000	1,457
28 Jul 2026	Studio	413	AED 679,000	1,645
14 Jul 2026	3 bed	1,819	AED 2,100,000	1,154
29 Jun 2026	2 bed	1,445	AED 1,921,850	1,330
5 Jun 2026	1 bed	745	AED 1,045,000	1,403

5 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
3 Oct 2026	2 bed	1,159	AED 95,000	82	Renewal
1 Sept 2026	2 bed	1,321	AED 112,000	85	Renewal
30 Aug 2026	1 bed	823	AED 65,000	79	Renewal
28 Aug 2026	2 bed	1,160	AED 103,000	89	New
26 Aug 2026	2 bed	1,235	AED 101,639	82	New
25 Aug 2026	2 bed	1,318	AED 110,000	83	New
25 Aug 2026	1 bed	979	AED 70,000	72	New
25 Aug 2026	3 bed	1,815	AED 127,000	70	New
24 Aug 2026	3 bed	2,165	AED 150,000	69	New
22 Aug 2026	2 bed	1,445	AED 105,000	73	New
20 Aug 2026	2 bed	1,322	AED 120,001	91	Renewal
20 Aug 2026	1 bed	901	AED 76,000	84	New
20 Aug 2026	3 bed	1,593	AED 130,000	82	New
15 Aug 2026	Studio	410	AED 44,000	107	New
15 Aug 2026	2 bed	1,319	AED 105,000	80	Renewal
15 Aug 2026	Studio	415	AED 44,879	108	New
15 Aug 2026	1 bed	824	AED 77,000	93	New
14 Aug 2026	2 bed	1,228	AED 99,465	81	New
10 Aug 2026	1 bed	819	AED 80,000	98	New
10 Aug 2026	2 bed	1,228	AED 100,000	81	Renewal
9 Aug 2026	2 bed	1,316	AED 120,000	91	Renewal
5 Aug 2026	2 bed	1,445	AED 115,000	80	Renewal
4 Aug 2026	1 bed	901	AED 70,000	78	New
1 Aug 2026	2 bed	1,321	AED 100,000	76	New
31 Jul 2026	2 bed	1,445	AED 120,000	83	New
31 Jul 2026	2 bed	1,228	AED 110,000	90	Renewal
31 Jul 2026	Studio	407	AED 50,000	123	New
25 Jul 2026	2 bed	1,148	AED 110,000	96	Renewal
24 Jul 2026	1 bed	822	AED 75,000	91	New
24 Jul 2026	1 bed	971	AED 68,000	70	New
21 Jul 2026	3 bed	1,593	AED 120,000	75	New
21 Jul 2026	2 bed	1,447	AED 120,000	83	Renewal
20 Jul 2026	3 bed	1,620	AED 145,000	90	Renewal
20 Jul 2026	2 bed	1,321	AED 120,000	91	Renewal
20 Jul 2026	2 bed	1,235	AED 108,000	87	New
18 Jul 2026	2 bed	1,441	AED 100,000	69	New
18 Jul 2026	1 bed	823	AED 75,000	91	New
16 Jul 2026	1 bed	901	AED 75,000	83	Renewal
15 Jul 2026	2 bed	1,160	AED 110,000	95	Renewal
15 Jul 2026	2 bed	1,148	AED 110,000	96	New
15 Jul 2026	2 bed	1,313	AED 110,000	84	New
15 Jul 2026	2 bed	1,160	AED 115,000	99	Renewal
9 Jul 2026	3 bed	1,589	AED 125,000	79	New
6 Jul 2026	Studio	407	AED 51,000	125	Renewal
3 Jul 2026	2 bed	1,240	AED 100,000	81	New
3 Jul 2026	Studio	415	AED 48,000	116	Renewal
3 Jul 2026	Studio	410	AED 45,000	110	New
3 Jul 2026	2 bed	1,321	AED 105,000	79	New
2 Jul 2026	2 bed	1,240	AED 95,000	77	Renewal
1 Jul 2026	2 bed	1,242	AED 100,000	81	Renewal
1 Jul 2026	2 bed	1,444	AED 100,000	69	New
1 Jul 2026	1 bed	829	AED 65,000	78	New
1 Jul 2026	2 bed	1,447	AED 100,000	69	Renewal
1 Jul 2026	1 bed	829	AED 65,000	78	New
1 Jul 2026	2 bed	1,319	AED 70,000	53	New
1 Jul 2026	2 bed	1,439	AED 100,000	69	Renewal
1 Jul 2026	2 bed	1,445	AED 115,000	80	Renewal
1 Jul 2026	3 bed	1,586	AED 6,500	—	Renewal
30 Jun 2026	3 bed	1,592	AED 125,000	79	New
30 Jun 2026	2 bed	1,319	AED 110,000	83	Renewal

Showing the 60 most recent of 78 contracts starting on or after 26 May 2026.

Start dates after 26 Aug 2026 are contracts already filed for a later move-in. They count towards the rent medians above for the same reason they appear here.

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: 15
Lifts: 5
Parking bays: 435
Swimming pools: 1

Compare with nearby buildings

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

Highest rental yields in Al Furjan · GEMZ by Danube places 33rd of 41

Common questions

What is the rental yield in GEMZ by Danube?: GEMZ by Danube returns 6.22% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 114 rental contracts registered in the last 24 months.
How much does a 2 bedroom in GEMZ by Danube cost?: The median registered sale price is AED 1.65M (1,304 AED/sqft), from 25 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in GEMZ by Danube selling for right now?: Registered sales of ready units in GEMZ by Danube over the last 6 months have a median of 1,457 AED/sqft, across 5 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.
Have prices in GEMZ by Danube risen or fallen?: Median price per square foot moved +12.9% over the last 12 months against the 12 before it, on 25 registered sales. On a sample this size, read the direction rather than the exact figure.
How does GEMZ by Danube compare with Al Furjan?: Its 6.22% gross yield sits -0.6 pts against the Al Furjan median of 6.85%, computed at the same bedroom grain over the same 24-month window.

GEMZ by Danube