What is the rental yield in Fahad 2?

Fahad 2 returns 11.5% gross: a median new-contract rent of AED 127,500 a year (32 Ejari contracts in 12 months) over a price benchmark of AED 1.11M (median of 9 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.

How much does a 2 bedroom in Fahad 2 cost?

The median registered sale price is AED 1.11M (928 AED/sqft), from 9 Dubai Land Department sales in the last 12 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 9 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and excludes off-plan. Floor, view and condition move a specific unit's price around it.

Have prices in Fahad 2 risen or fallen?

Median price per square foot moved +2.5% over the last 12 months against the 12 before it, on 9 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How does Fahad 2 compare with Barsha Heights?

Its 11.5% gross yield sits +3.7 pts against the Barsha Heights median of 7.7%, computed the same way at the same bedroom grain. Gross yield divides the median annual rent from new registered Ejari contracts starting in the last 12 months by the median price of the building's registered sales in the last 12 months (at least 3 sales) for the same bedroom type, with ready and off-plan sales counted alike.

Fahad 2

Completed 2016
234 units
23 floors
4 lifts
415 parking bays
2 pools

A 2 bed in Fahad 2 costs a median AED 1.11M, rents long-let for AED 127,500/yr (11.5% gross), and returns 13.2% short-term at the assumed 70% occupancy.

Satellite view of Fahad 2, Barsha Heights, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the Barsha Heights district around Fahad 2, with roads and landmarks named. Apple Maps.

Street map around Fahad 2, Barsha Heights, centred on its registered pin. Apple Maps.

2 bed · typical price

1.11MAED

AED 928/sqft · +2.5% on a year

Rent a year: AED 127,500
Yield after service charge: 9.3%
vs Barsha Heights: 20% below the median

Cost to buy, all inAED 1.18M

Price: AED 1.11M
DLD fee 4%: AED 44,400
Agent 2% + VAT: AED 23,310
Trustee: AED 4,200

Fees repaid by net rent8 months

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Is Fahad 2 a good investment?Pays above the Dubai median, rents rising, fees repaid within a year and little new supply nearby; few units change hands

Does it pay a good rent?11.5% gross, 9.3% after the service charge (Dubai median 6.8%)11.5%Strength
Is it easy to let?92 yearly leases, new and renewed, across 234 units in 12 months39%Fair
Are rents going up?New 2 bed leases: AED 120,000 a year ago, AED 127,500 now+6.3%Strength
Are prices going up?2 bed: AED 905/sqft a year ago, 928 now+2.5%Fair
How fast do fees pay back?AED 71,910 in fees to buy a 2 bed; net rent covers it in 0.7 years0.7 yrsStrength
Can I sell easily?11 sales in 12 months, 5% of the tower (24 the year before)11Watch
Is a lot being built nearby?752 apartments are planned in Barsha Heights from 2026 to 2028, equal to 13% of the 5,585 homes let there today. Barsha Heights supply by year →14%Strength
Did earlier buyers gain?Up 47% for buyers 5 years ago; launch buyers still 28% down, before fees+46.7%Context

Readings use published thresholds · 2 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

Fahad 2 prices and rents by unit typeA two-bed costs about AED 1.11M and rents for about AED 127,500 a year

Type	Median price	New rent	12-month change	Sales
1 bed46 units · 1,051 sqft	AED 900,000856/sqft	under 3 sales	not published	under 5 sales in a year	1
2 bed146 units · 1,289 sqft	AED 1.11M928/sqftlaunch 1,245 -25.4%	11.5%+3.7 pts	AED 127,50032 contracts	+2.5%	9
3 bed42 units · 2,190 sqft	AED 2.35M1,073/sqft	under 3 sales	not published	under 5 sales in a year	1

Appreciation, rental income and short-term detail, by unit type

Appreciation

2 bed · price per sqft · Barsha Heights · area median AED 1,161/sqft

12-month change: +2.5%
3 years: +27.3% · +8.4%/yr
vs area median: -20.1%
Off-plan price gain, 2014–2018: -22.6% · -2.5%/yr

Rental income

2 bed · Barsha Heights

Gross yield: 11.5%
Median new rent: AED 127,500/yr
Yield vs area median: +3.7 pts
Yield vs Dubai (6.8%): +4.7 pts
Renewal rent: AED 110,000/yr
New tenants pay vs sitting (27 renewals): +15.9%

Short-term income

2 bed · 70% occupancy · 7-night stays · within 500 m

Modelled yield at 70% occupancy: 13.2%
Median nightly rate: AED 771
Net revenue: AED 146,404/yr
vs long-let rent: 1.1×
Listings seen: 1+

Price history and sales

As filed with the Land Department — data to 2026-10-12.

Sale price, AED (right axis) Rent on new leases, AED a year (left axis)

Median price paid, 2 bed, as a rolling 3-month median, with the rent on new leases on the same basis. The band along the bottom is the number of sales each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 928 · before fees

Launch, 2014–18: 1,295; −28%; 11 sales
5 years ago: 633; +47%; 5 sales
3 years ago: 721; +29%; 29 sales
Previous 12 months: 885; +5%; 24 sales
Last 12 months: 928; today; 11 sales

The change is what a buyer at each median would be up or down at today’s median. A shift in the unit mix can move a median without any unit changing price.

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

Date	Type	Sqft	Price
27 Aug 2026	2 bed	1,344	AED 1,664,616	1,238
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
14 Apr 2026	1 bed	1,052	AED 900,000	856
6 Mar 2026	2 bed	1,215	AED 1,150,000	947
2 Mar 2026	3 bed	2,190	AED 2,350,000	1,073
6 Jan 2026	2 bed	1,185	AED 1,100,000	928
5 Nov 2025	2 bed	1,234	AED 1,110,000	900
15 Oct 2025	2 bed	1,234	AED 950,000	770

11 resales in the last 12 months.

Short-term rates around Fahad 2

Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.

Occupancy assumption70%

Type	Nightly, AED	Net revenue at 70%	Long-let rent	Uplift	Net yield
1 bed500 m cluster · 6+ listings seen	5160.49/sqft	AED 93,763	AED 90,000	1.0×	—
2 bed500 m cluster · 1+ listings seen	7710.64/sqft	AED 146,404	AED 127,500	1.1×	13.2%

Rows marked 500 m cluster widen to the surrounding listings because the building itself had too few of that type.

Nightly rate through the year

Comparables in Barsha Heights

Every Barsha Heights building with a page, ranked by price per sqft over the same 12 months, all unit types. Fahad 2 places 12th of 12; the nearest 4 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
8	National Bonds Plaza	AED 1.14M	1,500+61.6%	—	—	29
9	Two Towers ACompleted 2009 · off-plan 1,470/sqft	AED 1.84M	1,226+32.0%	6.7%	+9.5%	6
10	Madison ResidencyCompleted 2009 · off-plan 876/sqft	AED 1.35M	1,187+27.8%	5.2%	-0.6%	19
11	Two Towers BCompleted 2009 · off-plan 1,323/sqft	AED 1.80M	1,161+25.1%	6.8%	+5.9%	10
12	Fahad 2 · this buildingCompleted 2016 · off-plan 1,200/sqft	AED 1.11M	928	10.4%	+5.0%	11

Rank 1 is the dearest per square foot. Differences are against Fahad 2 (AED 928/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 2 bed, Fahad 2 has registered sale prices 20% below the Barsha Heights median price per square foot of 1,161 AED, across 5 eligible buildings.

Market context in Barsha Heights

Registered sales activity

156 ready apartment sales in the 12 months to 2026-10-12.

+19.4% in median AED/sqft versus the preceding year, supported by 156 current and 149 prior price observations.

Explore sales activity

Planned apartment projects

0 known registered units across 0 pending projects planned within one year of the 2026-07-06 register.

0 projects had already passed their planned date; 0 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

752 apartments are planned in Barsha Heights from 2026 to 2028, equal to 13% of the 5,585 homes let there today.

How these are counted

Find service-charge budget evidence for Fahad 2

Direct locality, all apartment bedroom types. Area context is not building performance. Planned dates are relative to the register date, not a delivery forecast; project unit counts can include mixed uses. Sales activity is not time on market or occupancy.

About Fahad 2

Fahad 2 is an apartment building completed in 2016 in Barsha Heights with 234 registered units. 348 sales are registered with the Dubai Land Department.

Pinned from Google's place record for the registered name.Open in Google Maps

The building, as registered

Service charge: AED 20.20/sqft a year · 2026 budget
Floors: 23
Lifts: 4
Parking bays: 415
Pools: 2

Drive times · typical

Downtown: 19 min · 18 km
DXB Airport: 25 min · 33 km
DIFC: 16 min · 20 km
Dubai Marina: 12 min · 8.2 km
Palm Jumeirah: 18 min · 12 km

Nearest, as registered

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

Fahad 2: AED 928 per sq ft, 46% below the median Barsha Heights building, and a 10.4% gross yield, in the top tenth of the area

The building's own figures against its area's registered market, last twelve months.

Price per sq ft

Median registered sale price, AED per sq ft, last 12 months

Fahad 2AED 928
Barsha Heights, readyAED 1,584
Barsha Heights, off-planAED 2,612
Dubai, readyAED 1,421

Dark: this building. Grey: the area's ready and off-plan medians, and Dubai's ready median. Source: DLD registered sales.

Gross yield against the area's buildings

Axis: gross yield, % of price

Fahad 2Barsha Heights median building

Barsha Heights10.4% vs 5.9%

Line: the 10th to 90th percentile of 6 buildings in Barsha Heights. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Upcoming supply in Barsha Heights, by handover quarter

Nearby in Barsha Heights

Every building in Barsha Heights →

Prices per sq ft around Fahad 2, on the map

Pills show median sale price, AED. 10 buildings pinned from Google place records and Apple geocoding · Fahad 2 is the inverted pinOpen in Apple Maps

The First Central

Barsha Heights · 20 sales, 12 months

868,055

AED, resale median · 2,199/sqft

Madison Residency

Barsha Heights · 19 sales, 12 months

1.35M

AED, resale median · 1,187/sqft

Franck Muller Vanguard

Barsha Heights · 14 sales, 12 months

1.86M

AED, resale median · 2,535/sqft

Two Towers B

Barsha Heights · 10 sales, 12 months

1.80M

AED, resale median · 1,161/sqft

Before you decide

The facts that can change the return, each with the date it rests on.

Sales and rents to
2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
On record
Sales evidence · 2 bed
9 registered sales in 12 months
On record
Rental evidence · 2 bed
32 new and 27 renewal contracts in 12 months · rent source: this building
On record
Service charge
AED 20.20/sqft a year, 2026 owners-association budget; 9.3% yield after it. Confirm against the latest invoice.
On record
Project register
Fahad 2: recorded complete 2016-08-09 · register data to 2026-07-06
On record
Short-term assumption
Modelled at the published 70% occupancy on 1 listings seen; the dial above changes every short-term figure on this page
Read with care
Building record
DLD building record · data to 2026-10-13
On record
Costs not included
4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
Not in the yield

Rent or buy

What owning a 2 bed here costs against renting it, at stated assumptions you can change.

Monthly cost of owning against renting, with your own deposit and rate

Prefilled from Fahad 2’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of 2026-09-17. Change any figure.

Purchase price, AED

Annual rent, AED

Down payment, %

Residency

More assumptions

Interest rate, % a year

Term, years

Horizon, years

Annual service charge, AED

The site does not hold this building’s service charge; type yours to include it. Residency sets the default down payment: typical bank floor, not a rule.

Monthly mortgage: 4,936AED; 4.5% over 25 years
Monthly rent: 10,625AED; AED 127,500 a year
Cash needed at purchase: 308,010AED; 20% down plus AED 86,010 in fees

Owning costs AED 553,639 less than renting over 5 years, once the sale is counted.

Buying overtakes renting in year 1.

Cumulative cost by year: renting (solid) against owning net of a sale that year (dashed), at the assumptions above.

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Common questions

What is the rental yield in Fahad 2?: Fahad 2 returns 11.5% gross: a median new-contract rent of AED 127,500 a year (32 Ejari contracts in 12 months) over a price benchmark of AED 1.11M (median of 9 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.
How much does a 2 bedroom in Fahad 2 cost?: The median registered sale price is AED 1.11M (928 AED/sqft), from 9 Dubai Land Department sales in the last 12 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 9 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and excludes off-plan. Floor, view and condition move a specific unit's price around it.
Have prices in Fahad 2 risen or fallen?: Median price per square foot moved +2.5% over the last 12 months against the 12 before it, on 9 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
How does Fahad 2 compare with Barsha Heights?: Its 11.5% gross yield sits +3.7 pts against the Barsha Heights median of 7.7%, computed the same way at the same bedroom grain. Gross yield divides the median annual rent from new registered Ejari contracts starting in the last 12 months by the median price of the building's registered sales in the last 12 months (at least 3 sales) for the same bedroom type, with ready and off-plan sales counted alike.

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Fahad 2 sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 9 registered sales in the last 12 months for the default unit type
Sources: Dubai Land Department sale transactions and Ejari rental contracts; public Airbnb search results for forward short-term rates
Canonical record: /sale/apartments/dubai/barsha-heights/fahad-2
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Fahad 2 sale prices and yield.” Barsha Heights, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/barsha-heights/fahad-2

Stable dataJSON