What is the rental yield in Madison Residency?

Madison Residency returns 8.0% gross: a median new-contract rent of AED 113,500 a year (36 Ejari contracts in 12 months) over a price benchmark of AED 1.42M (median of 11 sales in the last 12 months, latest Oct 2026), before service charge, agency fees or vacant months.

How much does a 2 bedroom in Madison Residency cost?

The median registered sale price is AED 1.42M (1,147 AED/sqft), from 11 Dubai Land Department sales in the last 12 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 1,147 AED/sqft, across 11 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 Madison Residency risen or fallen?

Median price per square foot moved -1.0% over the last 12 months against the 12 before it, on 11 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How does Madison Residency compare with Barsha Heights?

Its 8.0% gross yield sits +0.2 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.

Madison Residency

Completed 2009
311 units
26 floors
Master developer Deyaar Development

A 2 bed in Madison Residency costs a median AED 1.42M, rents long-let for AED 113,500/yr (8.0% gross), and returns 8.2% short-term at the assumed 70% occupancy.

Satellite view of Madison Residency, 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 Madison Residency, with roads and landmarks named. Apple Maps.

Street map around Madison Residency, Barsha Heights, centred on its registered pin. Apple Maps.

2 bed · typical price

1.42MAED

AED 1,147/sqft · -1.0% on a year

Rent a year: AED 113,500
Yield after service charge: 6.1%
vs Barsha Heights: 1% below the median

Cost to buy, all inAED 1.51M

Price: AED 1.42M
DLD fee 4%: AED 56,800
Agent 2% + VAT: AED 29,820
Trustee: AED 4,200

Fees repaid by net rent13 months

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Ask about Madison Residency →

Is Madison Residency a good investment?Pays above the Dubai median, easy to let, rents rising and little new supply nearby, with nothing to watch

Does it pay a good rent?8.0% gross, 6.1% after the service charge (Dubai median 6.8%)8.0%Strength
Is it easy to let?240 yearly leases, new and renewed, across 310 units in 12 months77%Strength
Are rents going up?New 2 bed leases: AED 110,000 a year ago, AED 113,500 now+3.2%Strength
Are prices going up?2 bed: AED 1,159/sqft a year ago, 1,147 now-1.0%Fair
How fast do fees pay back?AED 90,820 in fees to buy a 2 bed; net rent covers it in 1.0 years1.0 yrsFair
Can I sell easily?19 sales in 12 months, 6% of the tower (42 the year before)19Fair
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 72% for buyers 5 years ago; up 35% for launch buyers, before fees+72.2%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 →

Madison Residency prices and rents by unit typeA two-bed costs about AED 1.42M and rents for about AED 113,500 a year

Type	Median price	New rent	12-month change	Sales
Studio160 units · 653 sqft	AED 800,0001,225/sqftlaunch 887 +38.1%	7.5%+2.0 pts	AED 60,00071 contracts	0.0%	7
1 bed51 units · 733 sqft	AED 1.10M1,500/sqft	under 3 sales	not published	under 5 sales in a year	1
2 bed99 units · 1,307 sqft	AED 1.42M1,147/sqftlaunch 865 +32.7%	8.0%+0.2 pts	AED 113,50036 contracts	-1.0%	11

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: -1.0%
3 years: +33.0% · +10.0%/yr
vs area median: -1.2%
Off-plan price gain, 2009–2016: +32.6% · +2.1%/yr

Rental income

2 bed · Barsha Heights

Gross yield: 8.0%
Median new rent: AED 113,500/yr
Yield vs area median: +0.2 pts
Yield vs Dubai (6.8%): +1.2 pts
Renewal rent: AED 105,000/yr
New tenants pay vs sitting (21 renewals): +8.1%

Short-term income

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

Modelled yield at 70% occupancy: 8.2%
Median nightly rate: AED 638
Net revenue: AED 116,986/yr
vs long-let rent: 1.0×
Listings seen: 3+

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 1,187 · before fees

Launch, 2009–16: 876; +35%; 269 sales
5 years ago: 689; +72%; 10 sales
3 years ago: 897; +32%; 34 sales
Previous 12 months: 1,193; −1%; 42 sales
Last 12 months: 1,187; today; 19 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.

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

Date	Type	Sqft	Price
7 Oct 2026	2 bed	1,307	AED 1,350,000	1,033
30 Sept 2026	Studio	527	AED 680,000	1,289
18 Sept 2026	2 bed	1,300	AED 1,350,000	1,038
26 Aug 2026	2 bed	1,307	AED 1,420,000	1,086
26 Aug 2026	2 bed	1,040	AED 1,300,000	1,250
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
24 Mar 2026	2 bed	1,307	AED 1,500,000	1,147
2 Mar 2026	Studio	653	AED 800,000	1,225

19 resales in the last 12 months.

Short-term rates around Madison Residency

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 · 9+ listings seen	4540.62/sqft	AED 85,717	AED 75,000	1.1×	—
2 bed500 m cluster · 3+ listings seen	6380.52/sqft	AED 116,986	AED 113,500	1.0×	8.2%

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. Madison Residency places 10th of 12; the nearest 6 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
6	Citadines Metro Central Hotel ApartmentsCompleted 2011 · off-plan 3,423/sqft	AED 1.12M	1,812+52.7%	—	-17.3%	9
7	Boutique 7 Hotel & Suites	AED 1.09M	1,625+36.9%	—	—	4
8	National Bonds Plaza	AED 1.14M	1,500+26.4%	—	—	29
9	Two Towers ACompleted 2009 · off-plan 1,470/sqft	AED 1.84M	1,226+3.3%	6.7%	+9.5%	6
10	Madison Residency · this buildingCompleted 2009 · off-plan 876/sqft	AED 1.35M	1,187	5.2%	-0.6%	19
11	Two Towers BCompleted 2009 · off-plan 1,323/sqft	AED 1.80M	1,161-2.1%	6.8%	+5.9%	10
12	Fahad 2Completed 2016 · off-plan 1,200/sqft	AED 1.11M	928-21.8%	10.4%	+5.0%	11

Rank 1 is the dearest per square foot. Differences are against Madison Residency (AED 1,187/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 2 bed, Madison Residency has registered sale prices 1% 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 Madison Residency

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 Madison Residency

Madison Residency is an apartment building completed in 2009 by Deyaar Development in Barsha Heights with 311 registered units. 270 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 21.70/sqft a year · 2026 budget
Floors: 26
Master developer: Deyaar Development

Drive times · typical

Downtown: 19 min · 17 km
DXB Airport: 25 min · 33 km
DIFC: 15 min · 20 km
Dubai Marina: 12 min · 8.0 km
Palm Jumeirah: 18 min · 12 km

Nearest, as registered

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

Madison Residency: AED 1,187 per sq ft, 31% below the median Barsha Heights building, and a 5.2% gross yield, below the area's median building

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

Madison ResidencyAED 1,187
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

Madison ResidencyBarsha Heights median building

Barsha Heights5.2% 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 Madison Residency, on the map

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

The First Central

Barsha Heights · 20 sales, 12 months

868,055

AED, resale median · 2,199/sqft

Franck Muller Vanguard

Barsha Heights · 14 sales, 12 months

1.86M

AED, resale median · 2,535/sqft

Fahad 2

Barsha Heights · 11 sales, 12 months

1.11M

AED, resale median · 928/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
11 registered sales in 12 months
On record
Rental evidence · 2 bed
36 new and 21 renewal contracts in 12 months · rent source: this building
On record
Service charge
AED 21.70/sqft a year, 2026 owners-association budget; 6.1% yield after it. Confirm against the latest invoice.
On record
Project register
Madison Residency: recorded complete 2009-04-28 · register data to 2026-07-06
On record
Developer
Deyaar Development · delivery record
On record
Short-term assumption
Modelled at the published 70% occupancy on 3 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 Madison Residency’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: 6,314AED; 4.5% over 25 years
Monthly rent: 9,458AED; AED 113,500 a year
Cash needed at purchase: 392,020AED; 20% down plus AED 108,020 in fees

Owning costs AED 446,890 less than renting over 5 years, once the sale is counted.

Buying overtakes renting in year 2.

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 Madison Residency?: Madison Residency returns 8.0% gross: a median new-contract rent of AED 113,500 a year (36 Ejari contracts in 12 months) over a price benchmark of AED 1.42M (median of 11 sales in the last 12 months, latest Oct 2026), before service charge, agency fees or vacant months.
How much does a 2 bedroom in Madison Residency cost?: The median registered sale price is AED 1.42M (1,147 AED/sqft), from 11 Dubai Land Department sales in the last 12 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 1,147 AED/sqft, across 11 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 Madison Residency risen or fallen?: Median price per square foot moved -1.0% over the last 12 months against the 12 before it, on 11 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
How does Madison Residency compare with Barsha Heights?: Its 8.0% gross yield sits +0.2 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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