What is the rental yield in Collective Tower 1?

Collective Tower 1 returns 6.07% gross: a median new-contract rent of AED 105,000 a year (89 Ejari contracts in 12 months) over a price benchmark of AED 1.73M (median of 13 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.

How much does a 2 bedroom in Collective Tower 1 cost?

The median registered sale price is AED 1.73M (2,369 AED/sqft), from 13 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in Collective Tower 1 selling for right now?

Registered sales of ready units in Collective Tower 1 over the last 12 months have a median of 2,369 AED/sqft, across 13 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and 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 Collective Tower 1 risen or fallen?

Median price per square foot moved +1.6% over the last 12 months against the 12 before it, on 13 registered sales. On a sample this size, read the direction rather than the exact figure.

What is the registered annual rent for a 2 bedroom in Collective Tower 1?

The median new annual rent is AED 105,000, from 89 Ejari contracts in the trailing 12 months to 2026-09-11. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.

Collective Tower 1 — sale prices & yield

What it returns

Compare this building →

Appreciation

2 bed · price per sqft · Dubai Hills Estate · area median AED 2,391/sqft

Price per sqft, 12 months: +1.6%
3 years: +18.7% · +5.9%/yr
5 years: +74.2% · +11.7%/yr
vs area median: -0.9%
Rank by price per sqft: 40th of 69
Off-plan uplift, 2018–2022: +68.3% · +9.1%/yr

Rental income

2 bed · Dubai Hills Estate

Gross yield: 6.07%
Median new rent: AED 105,000/yr
Yield vs area median: +0.0 pts
Yield vs Dubai (6.94%): -0.9 pts
Yield rank: 15th of 33
Renewal rent: AED 110,000/yr
New tenants pay vs sitting (61 renewals): -4.5%

Short-term income

2 bed · 80% occupancy · 7-night stays · within 500 m

Modelled yield at 80% occupancy: 10.43%
Median nightly rate: AED 781
Net revenue: AED 180,456/yr
vs long-let rent: 1.7×
Listings seen: 3+

2 bed figures rest on 13 registered sales and 89 new rental contracts in the 12 months to 2026-09-11; rents pooled across the project. Latest price record Sept 2026.

Read with care

Rental data covers the whole Collective project, not this tower alone.

How 6.07% is calculated

Gross yield: 6.07% gross yield
Numerator: AED 105,000 median new rent · 89 contracts in 12 months
Denominator: ÷ AED 1,730,000 price benchmark
Benchmark basis: Median of 13 sales in the last 12 months · latest Sept 2026

Price per sqft: Median of 13 registered sales of ready units in the last 12 months, most recent September 2026.

Short-term yield is modelled: net revenue at 80% occupancy ÷ the same price benchmark. Occupancy is an assumption, not a measurement; the dial in the short-term section changes it.

Collective Tower 1 is an apartment building in Dubai Hills Estate, Dubai, one of the towers in the Collective development. The closest metro station is First Abu Dhabi Bank Metro Station, the nearest mall Mall of the Emirates and the nearest landmark Motor City. Land Department records from 2018 to 2026 contain 449 registered sales across all bedroom types. Current sale figures use the last 12 months; rental medians use new Ejari contracts from the same period.

Price history

Every recorded sale in Collective Tower 1, 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	New rent (contracts)	12mo	Sales
1 bed	AED 1.24M	2539	6.45% +0.1 pts	AED 80,000 122	-3.4%	11
2 bed	AED 1.73M	2369	6.07% +0.0 pts	AED 105,000 89	+1.6%	13

Deltas compare each yield with the Dubai Hills Estate median for the same unit type. How these yields are computed

How these yields are computed

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. Each bedroom type is priced off its own sales; the columns beside each yield show both legs and the sales the benchmark rests on.

1 bed: price benchmark AED 1.24M · 11 sales in 12 months · latest Jul 2026
2 bed: price benchmark AED 1.73M · 13 sales in 12 months · latest Sept 2026

Worked example: gross yield, costs and shared rental evidence

Short-term rates around Collective Tower 1

Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.

How short-term 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”.

Occupancy assumption80%

80% is the published assumption. Move the dial to model a different occupancy; the site's own figures keep 80%.

Type	Nightly, AED	AED/night/sqft	Net revenue at 80%	Long-let rent	Uplift	Net yield	Listings seen
1 bed	853	1.75	AED 202,276	AED 80,000	2.5×	16.31%	8+
2 bed500 m cluster	781	1.07	AED 180,456	AED 105,000	1.7×	10.43%	3+

At 80% occupancy. · Rows marked 500 m cluster widen to the surrounding listings because the building itself had too few of that type.

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 Collective Tower 1 itself had too few listings of that type to measure.

Off-plan vs resale

What units sold for at launch against what the finished building resells for now, all unit types.

Launch median: 1,422AED/sqft; off-plan sales 2018–2022 · 273 sales · AED 824,092 typical
Resale today: 2,385AED/sqft; ready sales, last 12 months · 24 sales · AED 1.49M typical
Uplift: +80.2%; +10.3%/yr from the launch midpoint

Units sold off-plan in Collective Tower 1 between 2018 and 2022 went for a median of AED 1,422/sqft. The same building resells today at AED 2,385/sqft, an uplift of +80.2%.

Based on 273 off-plan sales across the building's full history.

Why this uses the full history

The launch median uses all-history off-plan sales; the resale median uses ready sales in the trailing 12 months. These are unpaired transaction groups at building grain, not matched unit resales or realised investor gains. Costs are excluded.

Recent transactions

As filed with the Land Department — data to 2026-09-11.

24 resales in the last 12 months, against 32 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
10 Sept 2026	2 bed	720	AED 1,620,000	2,251
26 Aug 2026	2 bed	731	AED 1,350,000	1,848
6 Jul 2026	1 bed	491	AED 1,170,000	2,384
6 May 2026	1 bed	476	AED 1,100,000	2,311
29 Apr 2026	1 bed	476	AED 1,050,000	2,204
21 Apr 2026	2 bed	720	AED 1,650,000	2,293
3 Apr 2026	1 bed	476	AED 1,000,000	2,100
3 Mar 2026	2 bed	720	AED 1,750,000	2,432
3 Mar 2026	1 bed	487	AED 1,280,000	2,627
5 Feb 2026	2 bed	720	AED 1,700,000	2,362
20 Jan 2026	2 bed	725	AED 1,730,000	2,387
20 Jan 2026	1 bed	476	AED 1,340,000	2,815
15 Jan 2026	1 bed	488	AED 1,240,000	2,539
8 Jan 2026	1 bed	476	AED 1,300,000	2,731
30 Dec 2025	2 bed	729	AED 1,750,000	2,400
25 Dec 2025	1 bed	483	AED 1,300,000	2,691
22 Dec 2025	2 bed	741	AED 1,680,000	2,267
21 Nov 2025	2 bed	725	AED 1,750,000	2,414
24 Oct 2025	2 bed	741	AED 1,800,000	2,429
21 Oct 2025	1 bed	483	AED 1,350,000	2,795
21 Oct 2025	2 bed	743	AED 1,760,000	2,369
8 Oct 2025	2 bed	730	AED 1,739,000	2,381
7 Oct 2025	1 bed	487	AED 1,200,000	2,463
18 Sept 2025	2 bed	725	AED 1,695,000	2,338

Showing 10 of 24

24 resales in the last 12 months.

Comparables in Dubai Hills Estate

Every Dubai Hills Estate building with a page, ranked by price per sqft over the same 12 months, all unit types. Collective Tower 1 places 43rd of 88; the nearest 8 are shown.

Rank	Building	AED/sqft	vs Collective Tower 1	Median price	Yield	12mo	Sales
39	Parkwood Tower A	2,420	+1.5%	AED 2.01M	—	+4.8%	57
40	Hillsedge Tower A	2,418	+1.4%	AED 2.71M	—	-8.6%	21
41	Hillsedge Tower B	2,397	+0.5%	AED 2.70M	—	-7.3%	32
42	Palace Residences Dubai Hills Estate Building 1	2,387	+0.1%	AED 2.65M	—	+0.8%	14
43	Collective Tower 1 · this building	2,385		AED 1.49M	6.06%	-4.0%	24
44	Park Point Building A	2,382	-0.1%	AED 2.61M	5.56%	—	3
45	Collective Tower 2	2,369	-0.7%	AED 1.36M	6.61%	-4.6%	26
46	MULBERRY II at PARK HEIGHTS Building B2	2,366	-0.8%	AED 4.58M	4.04%	—	4
47	Golfville Block A	2,361	-1.0%	AED 1.67M	5.39%	-1.8%	32

Rank 1 is the dearest per square foot. Differences are against Collective Tower 1 (AED 2,385/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 2 bed, Collective Tower 1 has registered sale prices 1% below the Dubai Hills Estate median price per square foot of 2,391 AED, across 69 eligible buildings. It ranks 40th of 69 by price per square foot and 15th of 33 by gross yield in Dubai Hills Estate.

Where Collective Tower 1 stands

Collective Tower 1 in Dubai Hills Estate, and what the register names nearby.

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

Metro: First Abu Dhabi Bank Metro Station
Mall: Mall of the Emirates
Landmark: Motor City

Before you decide

The facts that can change the return, each with the date it rests on.

Sales and rents to
2026-09-11 — Dubai Land Department and Ejari, trailing 12 months (on record)
Sales evidence · 2 bed
13 registered sales in 12 months (on record)
Rental evidence · 2 bed
89 new and 61 renewal contracts in 12 months · rent source: project (pooled) (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. (dubailand.gov.ae) (known gap)
Project register
Collective: recorded complete 2022-03-31 · register data to 2026-07-06 (on record)
Developer
Dubai Hills Estate · delivery record (on record)
Short-term assumption
Modelled at the published 80% occupancy on 3 listings seen; the dial above changes every short-term figure on this page (read with care)
Costs not included
4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross. (known gap)

Filled dot: on record. Hollow: read with care. Dashed: a gap the site cannot close from public data.

Common questions

What is the rental yield in Collective Tower 1?: Collective Tower 1 returns 6.07% gross: a median new-contract rent of AED 105,000 a year (89 Ejari contracts in 12 months) over a price benchmark of AED 1.73M (median of 13 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.
How much does a 2 bedroom in Collective Tower 1 cost?: The median registered sale price is AED 1.73M (2,369 AED/sqft), from 13 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What are apartments in Collective Tower 1 selling for right now?: Registered sales of ready units in Collective Tower 1 over the last 12 months have a median of 2,369 AED/sqft, across 13 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and 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 Collective Tower 1 risen or fallen?: Median price per square foot moved +1.6% over the last 12 months against the 12 before it, on 13 registered sales. On a sample this size, read the direction rather than the exact figure.
What is the registered annual rent for a 2 bedroom in Collective Tower 1?: The median new annual rent is AED 105,000, from 89 Ejari contracts in the trailing 12 months to 2026-09-11. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.

Collective Tower 1