What is the rental yield in MULBERRY II at PARK HEIGHTS Building A1?

MULBERRY II at PARK HEIGHTS Building A1 returns 6.29% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 188 rental contracts registered in the last 24 months.

How much does a 2 bedroom in MULBERRY II at PARK HEIGHTS Building A1 cost?

The median registered sale price is AED 3.10M (2,391 AED/sqft), from 5 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

Have prices in MULBERRY II at PARK HEIGHTS Building A1 risen or fallen?

Median price per square foot moved -1.3% over the last 12 months against the 12 before it, on 5 registered sales. On a sample this size, read the direction rather than the exact figure.

How does MULBERRY II at PARK HEIGHTS Building A1 compare with Dubai Hills Estate?

Its 6.29% gross yield sits +0.1 pts against the Dubai Hills Estate median of 6.21%, computed at the same bedroom grain over the same 24-month window.

Does MULBERRY II at PARK HEIGHTS Building A1 earn more short-let than long-let?

A night asks a median of AED 1,023, which models to 7.44% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 6.29% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

MULBERRY II at PARK HEIGHTS Building A1 — sale prices & yield

Buy: 3.10MAED; AED 2,391/sqft
Long-let: 6.29%; AED 195,000/yr
Short-let: 7.44%; AED 1,023/night · 0.79/sqft

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

Yield spread: +0.1 pts; vs the Dubai Hills Estate median for this unit type
Turnover upside: +8.3%; new tenants pay more than sitting ones — 189 renewals
AED/yr/sqft: AED 141
Sales: 5
Rental contracts: 188
Renewal rent: AED 180,000/yr

12 months: -1.3%

Based on 5 sales and 188 rental contracts in the last 24 months. Rental data covers the whole MULBERRY at PARK HEIGHTS project, not this tower alone.

MULBERRY II at PARK HEIGHTS Building A1 is an apartment building in Dubai Hills Estate, Dubai, one of the towers in the MULBERRY at PARK HEIGHTS development. The closest metro station is First Abu Dhabi Bank Metro Station, the nearest mall Mall of the Emirates and the nearest landmark Burj Al Arab. Land Department records for it run from 2015 to 2026, 198 registered sales in all — the 5 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in MULBERRY II at PARK HEIGHTS Building A1, 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 2.10M	2410	6.41% +0.1 pts	—	3
2 bed	AED 3.10M	2391	6.29% +0.1 pts	-1.3%	5
3 bed	AED 4.40M	2373	6.80% +0.5 pts	-18.3%	5
4+ bed	AED 9.94M	2576	—	—	1

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

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.

1 bed: Priced off the last 5 sales — most recent May 2025.

Short-let rates around MULBERRY II at PARK HEIGHTS Building A1

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	668	0.77	AED 150,206	AED 125,000	1.2×	7.15%	22+
2 bed500m	1,023	0.79	AED 230,666	AED 195,000	1.2×	7.44%	8+

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 MULBERRY II at PARK HEIGHTS Building A1 itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in MULBERRY II at PARK HEIGHTS Building A1 between 2014 and 2019 went for a median of AED 1,295/sqft (AED 1.76M). The same building resells today at AED 2,400/sqft (AED 3.37M) — an uplift of +91.6%.

Based on 73 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.

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

Sales

Nothing registered in the last 3 months. Try a wider window.

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: First Abu Dhabi Bank Metro Station
Mall: Mall of the Emirates
Landmark: Burj Al Arab

Compare with nearby buildings

The most-traded buildings in MULBERRY at PARK HEIGHTS, on the same figures over the same window.

Highest rental yields in Dubai Hills Estate · MULBERRY II at PARK HEIGHTS Building A1 places 22nd of 42

MULBERRY II at PARK HEIGHTS Building B1 · 4.23%
MULBERRY at PARK HEIGHTS Building B2 · 4.05%
MULBERRY II at PARK HEIGHTS Building A2 · 5.53%
MULBERRY at PARK HEIGHTS Building A2 · 4.09%
MULBERRY at PARK HEIGHTS Building A1 · 3.94%
MULBERRY at PARK HEIGHTS Building B1 · 5.63%
MULBERRY II at PARK HEIGHTS Building B2 · 4.57%
Rosehill Block B

Common questions

What is the rental yield in MULBERRY II at PARK HEIGHTS Building A1?: MULBERRY II at PARK HEIGHTS Building A1 returns 6.29% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 188 rental contracts registered in the last 24 months.
How much does a 2 bedroom in MULBERRY II at PARK HEIGHTS Building A1 cost?: The median registered sale price is AED 3.10M (2,391 AED/sqft), from 5 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
Have prices in MULBERRY II at PARK HEIGHTS Building A1 risen or fallen?: Median price per square foot moved -1.3% over the last 12 months against the 12 before it, on 5 registered sales. On a sample this size, read the direction rather than the exact figure.
How does MULBERRY II at PARK HEIGHTS Building A1 compare with Dubai Hills Estate?: Its 6.29% gross yield sits +0.1 pts against the Dubai Hills Estate median of 6.21%, computed at the same bedroom grain over the same 24-month window.
Does MULBERRY II at PARK HEIGHTS Building A1 earn more short-let than long-let?: A night asks a median of AED 1,023, which models to 7.44% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 6.29% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

MULBERRY II at PARK HEIGHTS Building A1