What is the rental yield in Grove at Creek Beach Building 3?

Grove at Creek Beach Building 3 returns 5.44% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 100 rental contracts registered in the last 24 months.

How much does a 2 bedroom in Grove at Creek Beach Building 3 cost?

The median registered sale price is AED 2.58M (2,075 AED/sqft), from 12 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

Have prices in Grove at Creek Beach Building 3 risen or fallen?

Median price per square foot moved +15.7% over the last 12 months against the 12 before it, on 12 registered sales. On a sample this size, read the direction rather than the exact figure.

Does Grove at Creek Beach Building 3 earn more short-let than long-let?

A night asks a median of AED 928, which models to 8.08% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 5.44% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Do new tenants in Grove at Creek Beach Building 3 pay more than sitting ones?

A new tenant pays +8.8% against a renewing one, across 19 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.

Grove at Creek Beach Building 3 — sale prices & yield

Buy: 2.58MAED; AED 2,075/sqft
Long-let: 5.44%; AED 141,500/yr
Short-let: 8.08%; AED 928/night · 0.75/sqft

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

Yield spread: -0.0 pts; vs the Dubai Creek Harbour median for this unit type
Turnover upside: +8.8%; new tenants pay more than sitting ones — 19 renewals
AED/yr/sqft: AED 124
Sales: 12
Rental contracts: 100
Renewal rent: AED 130,000/yr

12 months: +15.7%
3 years: +23.7%+7.3%/yr

Based on 12 sales and 100 rental contracts in the last 24 months. Rental data covers the whole Creek Beach - Grove project, not this tower alone.

Grove at Creek Beach Building 3 is an apartment building in Dubai Creek Harbour, Dubai, one of the towers in the Creek Beach - Grove development. The closest metro station is Creek Metro Station, the nearest mall City Centre Mirdif and the nearest landmark Dubai International Airport. Land Department records for it run from 2022 to 2026, 280 registered sales in all — the 12 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Grove at Creek Beach Building 3, 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 1.75M	2089	5.96% +0.2 pts	-31.9%	9
2 bed	AED 2.58M	2075	5.44% -0.0 pts	+15.7%	12
3 bed	AED 4.12M	1981	5.82% +0.2 pts	+25.2%	9

Deltas compare each yield with the Dubai Creek Harbour 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 Grove at Creek Beach Building 3

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 bed	548	0.65	AED 121,164	AED 102,500	1.2×	6.92%	1+
2 bed500m	928	0.75	AED 208,156	AED 141,500	1.5×	8.08%	18+
3 bed500m	1,130	0.54	AED 243,933	AED 240,000	1.0×	5.92%	7+

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 Grove at Creek Beach Building 3 itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Grove at Creek Beach Building 3 between 2022 and 2024 went for a median of AED 1,833/sqft (AED 2.23M). The same building resells today at AED 2,075/sqft (AED 2.58M) — an uplift of +16.6%.

Based on 113 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.

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

Sales

Date	Type	Sqft	Price	AED/sqft
8 Jun 2026	1 bed	766	AED 1,600,000	2,089

1 resales in the last 3 months.

Rental contracts

The rent figures on this page are pooled from this building’s project, so no individual contract can be attributed to this tower.

Nearby

Metro: Creek Metro Station
Mall: City Centre Mirdif
Landmark: Dubai International Airport

Compare with nearby buildings

The most-traded buildings in Creek Beach - Grove, on the same figures over the same window.

Highest rental yields in Dubai Creek Harbour · Grove at Creek Beach Building 3 places 44th of 86

Common questions

What is the rental yield in Grove at Creek Beach Building 3?: Grove at Creek Beach Building 3 returns 5.44% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 100 rental contracts registered in the last 24 months.
How much does a 2 bedroom in Grove at Creek Beach Building 3 cost?: The median registered sale price is AED 2.58M (2,075 AED/sqft), from 12 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
Have prices in Grove at Creek Beach Building 3 risen or fallen?: Median price per square foot moved +15.7% over the last 12 months against the 12 before it, on 12 registered sales. On a sample this size, read the direction rather than the exact figure.
Does Grove at Creek Beach Building 3 earn more short-let than long-let?: A night asks a median of AED 928, which models to 8.08% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 5.44% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.
Do new tenants in Grove at Creek Beach Building 3 pay more than sitting ones?: A new tenant pays +8.8% against a renewing one, across 19 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.

Grove at Creek Beach Building 3