What is the rental yield in Madison Residency?

Madison Residency returns 8.00% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 123 rental contracts registered in the last 24 months.

How much does a studio in Madison Residency cost?

The median registered sale price is AED 795,000 (1,225 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 Madison Residency selling for right now?

Registered sales of ready units in Madison Residency over the last 12 months have a median of 1,225 AED/sqft, across 8 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 Madison Residency risen or fallen?

Median price per square foot moved +0.0% 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.

Do new tenants in Madison Residency pay more than sitting ones?

A new tenant pays +6.7% against a renewing one, across 111 renewal contracts in the last 24 months. Renewals are capped by RERA and sit below market, so a wide gap means rent that is below market until the unit changes hands.

Madison Residency — sale prices & yield

Buy: 795,000AED; AED 1,225/sqft
Long-let: 8.00%; AED 64,000/yr

Price per sqft: Median of 8 registered sales of ready units in the last 12 months, most recent August 2026.

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

Yield spread: +0.0 pts; vs the Barsha Heights median for this unit type
Turnover upside: +6.7%; new tenants pay more than sitting ones — 111 renewals
AED/yr/sqft: AED 101
Sales: 27
Rental contracts: 123
Renewal rent: AED 60,000/yr

12 months: +0.0%
3 years: +30.1%+9.2%/yr

Based on 27 sales and 123 rental contracts in the last 24 months.

Madison Residency 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, 532 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 Madison Residency, 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 795,000	1225	8.00% +0.0 pts	+0.0%	27
1 bed	AED 1.00M	1295	7.54% +0.0 pts	+16.4%	9
2 bed	AED 1.51M	1170	8.00% +0.3 pts	-3.6%	25

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 Madison Residency

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	454	0.59	AED 99,072	AED 75,000	1.3×	9.91%	9+
2 bed500m	638	0.49	AED 135,709	AED 112,000	1.2×	8.96%	3+

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 Madison Residency itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Madison Residency between 2009 and 2011 went for a median of AED 875/sqft (AED 669,922). The same building resells today at AED 1,216/sqft (AED 995,000) — an uplift of +48.5%.

Based on 262 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.

20 resales in the last 12 months, against 37 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
26 Aug 2026	2 bed	1,040	AED 1,300,000	1,250
26 Aug 2026	2 bed	1,307	AED 1,420,000	1,086
24 Aug 2026	Studio	653	AED 800,000	1,225
20 Aug 2026	2 bed	1,307	AED 1,400,000	1,071
15 Jul 2026	Studio	845	AED 810,000	958

5 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
5 Sept 2026	Studio	653	AED 52,500	80	Renewal
1 Sept 2026	Studio	653	AED 60,000	92	New
30 Aug 2026	Studio	653	AED 65,000	100	New
30 Aug 2026	1 bed	733	AED 75,000	102	Renewal
29 Aug 2026	Studio	845	AED 65,000	77	New
23 Aug 2026	Studio	653	AED 70,000	107	Renewal
20 Aug 2026	Studio	653	AED 53,000	81	New
20 Aug 2026	Studio	653	AED 55,000	84	New
20 Aug 2026	2 bed	1,300	AED 120,000	92	New
15 Aug 2026	Studio	527	AED 55,000	104	New
15 Aug 2026	Studio	527	AED 60,000	114	New
10 Aug 2026	Studio	653	AED 55,000	84	New
10 Aug 2026	2 bed	1,307	AED 100,000	76	New
10 Aug 2026	Studio	653	AED 65,000	100	Renewal
8 Aug 2026	Studio	653	AED 55,000	84	New
1 Aug 2026	2 bed	1,300	AED 115,000	88	New
1 Aug 2026	2 bed	1,300	AED 90,000	69	New
1 Aug 2026	Studio	845	AED 65,000	77	New
1 Aug 2026	1 bed	733	AED 65,000	89	New
1 Aug 2026	Studio	653	AED 64,500	99	Renewal
1 Aug 2026	1 bed	733	AED 75,000	102	Renewal
1 Aug 2026	Studio	653	AED 55,000	84	New
31 Jul 2026	2 bed	1,307	AED 100,000	76	New
25 Jul 2026	Studio	653	AED 65,000	100	New
24 Jul 2026	Studio	527	AED 46,000	87	New
20 Jul 2026	1 bed	733	AED 70,000	95	New
17 Jul 2026	Studio	653	AED 62,920	96	Renewal
15 Jul 2026	Studio	653	AED 62,004	95	Renewal
12 Jul 2026	2 bed	1,300	AED 125,000	96	New
12 Jul 2026	1 bed	733	AED 68,000	93	New
10 Jul 2026	Studio	653	AED 66,000	101	Renewal
7 Jul 2026	1 bed	733	AED 72,000	98	New
5 Jul 2026	2 bed	1,307	AED 90,000	69	New
4 Jul 2026	1 bed	733	AED 65,000	89	Renewal
4 Jul 2026	2 bed	1,307	AED 122,182	93	New
3 Jul 2026	1 bed	733	AED 80,000	109	New
1 Jul 2026	Studio	653	AED 53,000	81	New
1 Jul 2026	Studio	527	AED 77,000	146	Renewal
27 Jun 2026	Studio	653	AED 49,500	76	Renewal
27 Jun 2026	1 bed	733	AED 70,000	95	New
27 Jun 2026	2 bed	1,300	AED 230,000	177	Renewal
15 Jun 2026	Studio	653	AED 55,000	84	Renewal
15 Jun 2026	2 bed	1,307	AED 110,000	84	New
12 Jun 2026	Studio	653	AED 70,000	107	New
5 Jun 2026	Studio	653	AED 60,000	92	New
1 Jun 2026	2 bed	1,307	AED 105,000	80	New
1 Jun 2026	1 bed	733	AED 78,216	107	Renewal
1 Jun 2026	Studio	653	AED 72,000	110	Renewal
1 Jun 2026	2 bed	1,307	AED 100,000	76	New
1 Jun 2026	2 bed	1,300	AED 100,000	77	Renewal
1 Jun 2026	2 bed	1,307	AED 77,250	59	Renewal
30 May 2026	Studio	722	AED 55,000	76	New

52 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: 26
Flats: 311

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 Madison Residency?: Madison Residency returns 8.00% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 123 rental contracts registered in the last 24 months.
How much does a studio in Madison Residency cost?: The median registered sale price is AED 795,000 (1,225 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 Madison Residency selling for right now?: Registered sales of ready units in Madison Residency over the last 12 months have a median of 1,225 AED/sqft, across 8 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 Madison Residency risen or fallen?: Median price per square foot moved +0.0% 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.
Do new tenants in Madison Residency pay more than sitting ones?: A new tenant pays +6.7% against a renewing one, across 111 renewal contracts in the last 24 months. Renewals are capped by RERA and sit below market, so a wide gap means rent that is below market until the unit changes hands.

Madison Residency