What is the rental yield in Fahad 2?

Fahad 2 returns 9.76% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 75 rental contracts registered in the last 24 months.

How much does a 2 bedroom in Fahad 2 cost?

The median registered sale price is AED 1.15M (900 AED/sqft), from 27 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Fahad 2 selling for right now?

Registered sales of ready units in Fahad 2 over the last 12 months have a median of 928 AED/sqft, across 14 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 Fahad 2 risen or fallen?

Median price per square foot moved +5.9% over the last 12 months against the 12 before it, on 27 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Fahad 2 compare with Barsha Heights?

Its 9.76% gross yield sits +2.0 pts against the Barsha Heights median of 7.71%, computed at the same bedroom grain over the same 24-month window.

Fahad 2 — sale prices & yield | Barsha Heights, Dubai

Buy: 1.15MAED; AED 928/sqft
Long-let: 9.76%; AED 120,000/yr
Short-let: 14.68%; AED 771/night · 0.60/sqft

Price per sqft: Median of 14 registered sales of ready units in the last 12 months, most recent August 2026.

Priced off 3 sales in the last 3 months.

Yield spread: +2.0 pts; vs the Barsha Heights median for this unit type
Turnover upside: +17.1%; new tenants pay more than sitting ones — 72 renewals
AED/yr/sqft: AED 94
Sales: 27
Rental contracts: 75
Renewal rent: AED 102,500/yr

12 months: +5.9%
3 years: +27.3%+8.4%/yr

Based on 27 sales and 75 rental contracts in the last 24 months.

Fahad 2 is an apartment building in Barsha Heights, Dubai. The closest metro station is Dubai Internet City, the nearest mall Mall of the Emirates and the nearest landmark Burj Al Arab. Land Department records for it run from 2015 to 2026, 692 registered sales in all — the 27 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Fahad 2, 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
1 bed	AED 900,000	856	10.00% +2.5 pts	—	1
2 bed	AED 1.15M	900	9.76% +2.0 pts	+5.9%	27
3 bed	AED 1.87M	776	9.62% +0.0 pts	-11.0%	7

Deltas compare each yield with the Barsha Heights 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 Fahad 2

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 bed500m	516	0.49	AED 109,677	AED 80,000	1.4×	12.19%	6+
2 bed500m	771	0.60	AED 168,799	AED 120,000	1.4×	14.68%	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. Rows marked 500m widen to the surrounding cluster, because Fahad 2 itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Fahad 2 between 2014 and 2018 went for a median of AED 1,200/sqft (AED 1.66M). The same building resells today at AED 893/sqft (AED 1.20M) — an uplift of -27.5%.

Based on 107 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.

18 resales in the last 12 months, against 23 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
17 Aug 2026	2 bed	1,397	AED 1,230,000	880
13 Aug 2026	2 bed	1,344	AED 1,300,000	967
10 Aug 2026	2 bed	1,185	AED 1,100,000	928

3 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
25 Oct 2026	2 bed	1,185	AED 145,000	122	Renewal
15 Aug 2026	1 bed	1,051	AED 90,000	86	New
7 Aug 2026	2 bed	1,185	AED 135,000	114	New
1 Aug 2026	3 bed	2,890	AED 336,000	116	New
1 Aug 2026	2 bed	1,234	AED 150,000	122	Renewal
22 Jul 2026	2 bed	1,234	AED 125,000	101	New
20 Jul 2026	2 bed	1,397	AED 93,500	67	New
15 Jul 2026	1 bed	1,051	AED 99,732	95	New
15 Jul 2026	1 bed	1,052	AED 90,000	86	New
15 Jul 2026	1 bed	1,052	AED 90,000	86	New
12 Jul 2026	2 bed	1,397	AED 90,000	64	New
5 Jul 2026	2 bed	1,234	AED 256,250	208	New
1 Jul 2026	2 bed	1,174	AED 110,000	94	New
1 Jul 2026	1 bed	1,051	AED 65,681	62	Renewal
28 Jun 2026	1 bed	1,051	AED 73,000	69	New
25 Jun 2026	1 bed	1,052	AED 75,000	71	New
19 Jun 2026	1 bed	1,052	AED 62,618	60	Renewal
15 Jun 2026	2 bed	1,185	AED 130,000	110	Renewal
15 Jun 2026	2 bed	1,344	AED 130,000	97	Renewal
1 Jun 2026	1 bed	1,051	AED 68,355	65	New
1 Jun 2026	2 bed	1,234	AED 106,000	86	New

21 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: 23
Flats: 234
Lifts: 4
Parking bays: 415
Swimming pools: 2
Flats per lift: 58.5
Parking per flat: 1.77
Pools per 100 flats: 0.85

Nearby

Metro: Dubai Internet City
Mall: Mall of the Emirates
Landmark: Burj Al Arab

Compare with nearby buildings

The most-traded buildings in Barsha Heights, on the same figures over the same window.

Common questions

What is the rental yield in Fahad 2?: Fahad 2 returns 9.76% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 75 rental contracts registered in the last 24 months.
How much does a 2 bedroom in Fahad 2 cost?: The median registered sale price is AED 1.15M (900 AED/sqft), from 27 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Fahad 2 selling for right now?: Registered sales of ready units in Fahad 2 over the last 12 months have a median of 928 AED/sqft, across 14 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 Fahad 2 risen or fallen?: Median price per square foot moved +5.9% over the last 12 months against the 12 before it, on 27 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Fahad 2 compare with Barsha Heights?: Its 9.76% gross yield sits +2.0 pts against the Barsha Heights median of 7.71%, computed at the same bedroom grain over the same 24-month window.

Fahad 2