What is the rental yield in Opera Grand?

Opera Grand returns 5.19% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 79 rental contracts registered in the last 24 months.

How much does a 2 bedroom in Opera Grand cost?

The median registered sale price is AED 4.75M (2,766 AED/sqft), from 35 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Opera Grand selling for right now?

Registered sales of ready units in Opera Grand over the last 3 months have a median of 2,755 AED/sqft, across 6 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 Opera Grand risen or fallen?

Median price per square foot moved +3.8% over the last 12 months against the 12 before it, on 35 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Opera Grand compare with Downtown Dubai?

Its 5.19% gross yield sits -0.7 pts against the Downtown Dubai median of 5.89%, computed at the same bedroom grain over the same 24-month window.

Opera Grand — sale prices & yield | Downtown Dubai, Dubai

Buy: 4.75MAED; AED 2,755/sqft
Long-let: 5.19%; AED 245,000/yr
Short-let: 9.79%; AED 2,001/night · 1.17/sqft

Price per sqft: Median of 6 registered sales of ready units in the last 3 months, most recent August 2026.

Priced off 6 sales in the last 3 months.

Yield spread: -0.7 pts; vs the Downtown Dubai median for this unit type
Turnover upside: +3.3%; new tenants pay more than sitting ones — 52 renewals
AED/yr/sqft: AED 149
Sales: 35
Rental contracts: 79
Renewal rent: AED 237,125/yr

12 months: +3.8%
3 years: +9.3%+3.0%/yr
5 years: -27.2%-6.2%/yr

Based on 35 sales and 79 rental contracts in the last 24 months.

Opera Grand is an apartment building in Downtown Dubai, Dubai. The closest metro station is Burj Khalifa / Dubai Mall Metro Station, the nearest mall Dubai Mall and the nearest landmark Burj Khalifa. Land Department records for it run from 2015 to 2026, 622 registered sales in all — the 35 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Opera Grand, 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 2.38M	3237	5.83% -0.3 pts	+0.0%	6
2 bed	AED 4.75M	2766	5.19% -0.7 pts	+3.8%	35
3 bed	AED 9.17M	3890	4.29% -1.2 pts	-5.9%	10
4+ bed	AED 14.00M	4647	5.09% -0.3 pts	-2.5%	7

Deltas compare each yield with the Downtown Dubai 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 Opera Grand

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	737	1.00	AED 169,516	AED 140,000	1.2×	7.12%	12+
2 bed	2,001	1.17	AED 464,927	AED 245,000	1.9×	9.79%	2+
4+ bed	2,674	0.89	AED 609,257	AED 677,500	0.9×	4.35%	3+

Nightly rate per sqft through the year

Median nightly rate per sqft by month of stay. Smaller, fainter points rest on fewer listings. Per-sqft puts different bedroom types on the same axis.

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 Opera Grand itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Opera Grand between 2014 and 2022 went for a median of AED 3,521/sqft (AED 6.46M). The same building resells today at AED 2,945/sqft (AED 4.84M) — an uplift of -25.0%.

Based on 263 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.

27 resales in the last 12 months, against 33 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
18 Aug 2026	2 bed	1,713	AED 4,650,000	2,715
20 Jul 2026	2 bed	1,713	AED 5,100,000	2,977
17 Jul 2026	2 bed	1,717	AED 4,800,000	2,795
13 Jul 2026	2 bed	1,713	AED 3,800,000	2,218
9 Jul 2026	4+ bed	3,012	AED 14,000,000	4,647
30 Jun 2026	2 bed	1,717	AED 5,000,000	2,912
29 Jun 2026	4+ bed	3,978	AED 11,500,000	2,891
26 Jun 2026	2 bed	1,717	AED 3,750,000	2,184
5 Jun 2026	4+ bed	3,012	AED 13,300,000	4,415

9 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
1 Sept 2026	2 bed	1,676	AED 170,000	101	New
1 Sept 2026	2 bed	1,717	AED 240,000	140	Renewal
23 Aug 2026	2 bed	1,717	AED 175,000	102	New
20 Aug 2026	2 bed	1,646	AED 245,000	149	New
18 Aug 2026	2 bed	1,713	AED 195,000	114	New
15 Aug 2026	3 bed	2,697	AED 405,000	150	New
15 Aug 2026	2 bed	1,713	AED 270,000	158	New
15 Aug 2026	3 bed	2,697	AED 440,000	163	New
13 Aug 2026	3 bed	2,041	AED 380,000	186	New
1 Aug 2026	2 bed	1,713	AED 170,000	99	New
27 Jul 2026	1 bed	741	AED 105,000	142	New
25 Jul 2026	1 bed	741	AED 120,000	162	New
24 Jul 2026	3 bed	2,041	AED 230,000	113	New
21 Jul 2026	2 bed	1,717	AED 160,000	93	Renewal
20 Jul 2026	1 bed	741	AED 90,000	121	New
19 Jul 2026	1 bed	741	AED 105,000	142	New
15 Jul 2026	3 bed	2,045	AED 400,000	196	Renewal
15 Jul 2026	4+ bed	3,012	AED 500,000	166	New
15 Jul 2026	2 bed	1,648	AED 235,000	143	Renewal
4 Jul 2026	2 bed	1,717	AED 175,000	102	Renewal
3 Jul 2026	2 bed	1,676	AED 200,000	119	Renewal
1 Jul 2026	3 bed	2,697	AED 550,000	204	Renewal
1 Jul 2026	3 bed	2,697	AED 520,000	193	New
23 Jun 2026	1 bed	741	AED 126,788	171	Renewal
20 Jun 2026	3 bed	2,046	AED 370,000	181	New
19 Jun 2026	1 bed	717	AED 120,000	167	New
15 Jun 2026	4+ bed	3,056	AED 650,000	213	New
10 Jun 2026	2 bed	1,717	AED 267,750	156	New
1 Jun 2026	3 bed	2,040	AED 365,000	179	Renewal
1 Jun 2026	2 bed	1,639	AED 350,000	214	Renewal
27 May 2026	3 bed	2,697	AED 400,000	148	New

31 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: 73
Lifts: 14
Parking bays: 450
Swimming pools: 1

Nearby

Metro: Burj Khalifa / Dubai Mall Metro Station
Mall: Dubai Mall
Landmark: Burj Khalifa

Compare with nearby buildings

The most-traded buildings in Downtown Dubai, on the same figures over the same window.

Highest rental yields in Downtown Dubai · Opera Grand places 43rd of 55

Common questions

What is the rental yield in Opera Grand?: Opera Grand returns 5.19% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 79 rental contracts registered in the last 24 months.
How much does a 2 bedroom in Opera Grand cost?: The median registered sale price is AED 4.75M (2,766 AED/sqft), from 35 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Opera Grand selling for right now?: Registered sales of ready units in Opera Grand over the last 3 months have a median of 2,755 AED/sqft, across 6 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 Opera Grand risen or fallen?: Median price per square foot moved +3.8% over the last 12 months against the 12 before it, on 35 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Opera Grand compare with Downtown Dubai?: Its 5.19% gross yield sits -0.7 pts against the Downtown Dubai median of 5.89%, computed at the same bedroom grain over the same 24-month window.

Opera Grand