MULBERRY II at PARK HEIGHTS Building A2

1. Does it pay a good rent?5.8% gross, 5.1% after the service charge (Dubai median 6.8%)5.8%Fair
2. Are rents going up?New 3 bed leases: AED 300,000 a year ago, AED 287,500 now (pooled across the project)-4.2%
3. Are prices going up?All types: AED 2,388/sqft a year ago, 2,502 now+4.8%Strength
4. How fast do fees pay back?AED 305,388 in fees to buy a 3 bed; net rent covers it in 1.2 years1.2 yrsFair
5. Can I sell easily?7 sales in 12 months (14 the year before)7
6. Is a lot being built nearby?3,559 apartments are planned in Dubai Hills Estate from 2026 to 2028, equal to 73% of the 4,869 homes let there today. Dubai Hills Estate supply by year →73%Watch
7. Did earlier buyers gain?Up 114% for buyers 5 years ago; up 99% for launch buyers, before fees+114.3%Context

7 resales in the last 12 months, against 14 a year on average over 2023–2025.

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

At 3 bed, MULBERRY II at PARK HEIGHTS Building A2 has registered sale prices 1% below the Dubai Hills Estate median price per square foot of 2,540 AED, across 28 eligible buildings. It ranks 16th of 28 by price per square foot and 8th of 13 by gross yield in Dubai Hills Estate.

Ejari files MULBERRY at PARK HEIGHTS’s leases under the project, not a tower, so every tower share one rent: the project figure above, counted once. Prices are each tower’s own registered sales.

• Sales and rents to
  2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
  On record
• Sales evidence · 3 bed
  4 registered sales in 12 months; thin, a single deal moves the median
  Read with care
• Rental evidence · 3 bed
  46 new and 33 renewal contracts in 12 months · rent source: project (pooled)
  Read with care
• Service charge
  AED 18.13/sqft a year, 2026 owners-association budget; 5.1% yield after it. Confirm against the latest invoice.
  On record
• Project register
  MULBERRY at PARK HEIGHTS: recorded complete 2019-09-01 · register data to 2026-07-06
  On record
• Developer
  Dubai Hills Estate · delivery record
  On record
• Costs not included
  4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
  Not in the yield

What is the rental yield in MULBERRY II at PARK HEIGHTS Building A2?

MULBERRY II at PARK HEIGHTS Building A2 returns 5.8% gross: a median new-contract rent of AED 287,500 a year (46 Ejari contracts in 12 months) over a price benchmark of AED 4.94M (median of 4 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.

How much does a 3 bedroom in MULBERRY II at PARK HEIGHTS Building A2 cost?

The median registered sale price is AED 4.94M (2,522 AED/sqft), from 4 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What is the registered annual rent for a 3 bedroom in MULBERRY II at PARK HEIGHTS Building A2?

The median new annual rent is AED 287,500, from 46 Ejari contracts in the trailing 12 months to 2026-10-12. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.

Have registered rents in MULBERRY II at PARK HEIGHTS Building A2 risen or fallen?

The median new annual rent changed -4.2% in the trailing 12 months against the previous 12, using 46 new Ejari contracts in the current period to 2026-10-12. Different homes can appear in the two periods; this is not the change on an individual tenancy.

Do new tenants in MULBERRY II at PARK HEIGHTS Building A2 pay more than sitting ones?

A new tenant pays +5.3% against a renewing one, across 33 renewal contracts in the last 12 months. This compares different new and renewal contract groups, not the same tenancy before and after a move. It is not a permitted rent increase or a guaranteed gain.