What is the rental yield in Al Badia Residences Buildings 11?

No gross yield is published for Al Badia Residences Buildings 11 as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 3 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales.

How much does a 2 bedroom in Al Badia Residences Buildings 11 cost?

The median registered sale price is AED 2.40M (1,274 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How many apartments change hands in Al Badia Residences Buildings 11?

3 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.

Which metro station is closest to Al Badia Residences Buildings 11?

Emirates Metro Station, per the Dubai Land Department's own nearest-landmark fields. The nearest mall is City Centre Mirdif.

Al Badia Residences Buildings 11

A 2 bed in Al Badia Residences Buildings 11 costs a median AED 2.40M.

Satellite view of the Dubai Festival City district around Al Badia Residences Buildings 11, with roads and landmarks named. Apple Maps.

Street map around Al Badia Residences Buildings 11, Dubai Festival City, centred on its registered pin. Apple Maps.

2 bed · typical price

2.40MAED

AED 1,274/sqft

Cost to buy, all inAED 2.55M

Price: AED 2.40M
DLD fee 4%: AED 96,053
Agent 2% + VAT: AED 50,427
Trustee: AED 4,200

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Is Al Badia Residences Buildings 11 a good investment?Fair on every measure with a record; no record of the yield and the rent trend

Does it pay a good rent?No Ejari lease registered here in 12 months, so any yield quoted is an estimateNo record
Are rents going up?No lease registered in 12 months, so no rent trend to readNo record
Are prices going up?All types: AED 1,285/sqft a year ago, 1,279 now-0.5%Fair
How fast do fees pay back?AED 150,680 in fees to buy a 2 bed: DLD 4%, agent 2% plus VAT, trusteeAED 150,680
Can I sell easily?5 sales in 12 months (6 the year before)5
Did earlier buyers gain?Up 50% for buyers 5 years ago, before fees+50.1%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 →

Al Badia Residences Buildings 11 prices and rents by unit typeA two-bed costs about AED 2.40M

Type	Median price	Gross yield	New rent	12-month change	Sales
2 bed	AED 2.40M1,274/sqft		not yet let	not yet let	under 5 sales in a year	3
3 bed	AED 3.50M1,364/sqft		not yet let	not yet let	under 5 sales in a year	2

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

Read with care

No rental contracts are registered here yet, so there is no yield and the prices are launch pricing — a pre-handover building. Price growth from launch is not comparable with a let building's.
Thin sample — 3 sales in 12 months. Treat these figures as indicative.

Price history and sales

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

Median price paid, 2 bed, as a rolling 3-month median. The band along the bottom is the number of records each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 1,279 · before fees

5 years ago: 852; +50%; 4 sales
3 years ago: 967; +32%; 4 sales
Previous 12 months: 1,285; 0%; 6 sales
Last 12 months: 1,279; today; 5 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.

5 resales in the last 12 months, against 6 a year on average over 2023–2025.

Date	Type	Sqft	Price
7 Sept 2026	2 bed	1,923	AED 2,450,000	1,274
22 May 2026	2 bed	1,837	AED 2,350,000	1,279
20 May 2026	3 bed	2,606	AED 3,500,000	1,343
25 Mar 2026	2 bed	3,064	AED 2,401,317	784
24 Mar 2026	3 bed	2,527	AED 3,500,000	1,385

5 resales in the last 12 months.

Market context in Dubai Festival City

Registered sales activity

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

-13.7% in median AED/sqft versus the preceding year, supported by 36 current and 107 prior price observations.

Explore sales activity

Planned apartment projects

No consistently dated project cohort is available for this locality.

Explore planned supply

Supply against leasing, and same-building moves

0 apartments are planned in Dubai Festival City from 2026 to 2028, equal to 0% of the 771 homes let there today.

How these are counted

Find service-charge budget evidence for Al Badia Residences Buildings 11

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 Al Badia Residences Buildings 11

Al Badia Residences Buildings 11 is an apartment building in Dubai Festival City. 63 sales are registered with the Dubai Land Department.

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

Drive times · typical

Downtown: 18 min · 13 km
DXB Airport: 9 min · 5.1 km
DIFC: 13 min · 12 km
Dubai Marina: 27 min · 32 km
Palm Jumeirah: 33 min · 37 km

Nearest, as registered

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

Al Badia Residences Buildings 11: AED 1,279 per sq ft, level with the median Dubai Festival City 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

Al Badia Residences Buildings 11AED 1,279
Dubai Festival City, readyAED 1,388
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.

Nearby in Dubai Festival City

Every building in Dubai Festival City →

Prices per sq ft around Al Badia Residences Buildings 11, on the map

Pills show median sale price, AED. 2 buildings pinned from Google place records and Apple geocoding · Al Badia Residences Buildings 11 is the inverted pinOpen in Apple Maps

Marsa Plaza - Core 1

Dubai Festival City · 12 sales, 12 months

3.46M

AED, resale median · 1,739/sqft

Al Badia Residences Buildings 8

Dubai Festival City · 7 sales, 12 months

2.40M

AED, resale median · 1,267/sqft

Al Badia Hillside Condo 1

Dubai Festival City · 4 sales, 12 months

1.31M

AED, resale median · 1,140/sqft

Al Badia Hillside 7

Dubai Festival City · 3 sales, 12 months

2.70M

AED, resale median · 1,299/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
3 registered sales in 12 months; thin, a single deal moves the median
Read with care
Rental evidence · 2 bed
No Ejari contract registered: not yet let
Read with care
Service charge
Not on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.
Not on record
Project register
No project number on this building's record, so completion status and developer cannot be joined.
Not 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 Al Badia Residences Buildings 11’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: —; 4.5% over 25 years
Monthly rent: —
Cash needed at purchase: —

Enter a price, a rent, a rate, a term and a horizon to model the comparison.

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Common questions

What is the rental yield in Al Badia Residences Buildings 11?: No gross yield is published for Al Badia Residences Buildings 11 as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 3 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales.
How much does a 2 bedroom in Al Badia Residences Buildings 11 cost?: The median registered sale price is AED 2.40M (1,274 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
How many apartments change hands in Al Badia Residences Buildings 11?: 3 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.
Which metro station is closest to Al Badia Residences Buildings 11?: Emirates Metro Station, per the Dubai Land Department's own nearest-landmark fields. The nearest mall is City Centre Mirdif.

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Al Badia Residences Buildings 11 sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 3 registered sales in the last 12 months for the default unit type
Sources: Dubai Land Department sale transactions and Ejari rental contracts
Canonical record: /sale/apartments/dubai/dubai-festival-city/al-badia-residences-buildings-11
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Al Badia Residences Buildings 11 sale prices and yield.” Dubai Festival City, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/dubai-festival-city/al-badia-residences-buildings-11

Stable dataJSON