What is the rental yield in Park Heights II T1?

Park Heights II T1 returns 7.04% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 207 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Park Heights II T1 cost?

The median registered sale price is AED 1.39M (2,132 AED/sqft), from 38 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Park Heights II T1 selling for right now?

Registered sales of ready units in Park Heights II T1 over the last 6 months have a median of 1,894 AED/sqft, across 6 sales. That is the freshest window holding at least five, and it 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 Park Heights II T1 risen or fallen?

Median price per square foot moved +3.6% over the last 12 months against the 12 before it, on 38 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Park Heights II T1 compare with Dubai Hills Estate?

Its 7.04% gross yield sits +0.7 pts against the Dubai Hills Estate median of 6.31%, computed at the same bedroom grain over the same 24-month window.

Park Heights II T1 — sale prices & yield

Buy: 1.39MAED; AED 1,894/sqft
Long-let: 7.04%; AED 88,000/yr
Short-let: 10.11%; AED 613/night · 0.94/sqft

Price per sqft: Median of 6 registered sales of ready units in the last 6 months, most recent August 2026.

Priced off 3 sales in the last 3 months.

Yield spread: +0.7 pts; vs the Dubai Hills Estate median for this unit type
Turnover upside: +4.8%; new tenants pay more than sitting ones — 193 renewals
AED/yr/sqft: AED 136
Sales: 38
Rental contracts: 207
Renewal rent: AED 84,000/yr

12 months: +3.6%
3 years: +35.4%+10.6%/yr
5 years: +90.1%+13.7%/yr

Based on 38 sales and 207 rental contracts in the last 24 months. Rental data covers the whole Park Heights II project, not this tower alone.

Park Heights II T1 is an apartment building in Dubai Hills Estate, Dubai, one of the towers in the Park Heights II 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 2017 to 2026, 974 registered sales in all — the 38 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Park Heights II T1, 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 1.39M	2132	7.04% +0.7 pts	+3.6%	38
2 bed	AED 2.15M	2201	7.24% +1.0 pts	-2.4%	18
3 bed	AED 2.94M	1825	6.72% +0.4 pts	+2.5%	10

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.

Short-let rates around Park Heights II T1

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	613	0.94	AED 140,335	AED 88,000	1.6×	10.11%	37+
2 bed500m	880	0.90	AED 200,750	AED 137,500	1.5×	9.34%	17+

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 Park Heights II T1 itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Park Heights II T1 between 2017 and 2020 went for a median of AED 1,321/sqft (AED 875,888). The same building resells today at AED 2,093/sqft (AED 1.45M) — an uplift of +65.8%.

Based on 255 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.

28 resales in the last 12 months, against 45 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
26 Aug 2026	1 bed	649	AED 1,250,000	1,927
17 Aug 2026	1 bed	855	AED 1,280,000	1,496
10 Aug 2026	2 bed	956	AED 2,000,000	2,092
24 Jul 2026	2 bed	956	AED 99,857	—
19 Jun 2026	2 bed	1,075	AED 2,060,000	1,916
18 Jun 2026	2 bed	958	AED 1,800,000	1,879
16 Jun 2026	1 bed	645	AED 1,200,000	1,860

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

Compare with nearby buildings

The most-traded buildings in Park Heights II, on the same figures over the same window.

Highest rental yields in Dubai Hills Estate · Park Heights II T1 places 5th of 42

Common questions

What is the rental yield in Park Heights II T1?: Park Heights II T1 returns 7.04% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 207 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Park Heights II T1 cost?: The median registered sale price is AED 1.39M (2,132 AED/sqft), from 38 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Park Heights II T1 selling for right now?: Registered sales of ready units in Park Heights II T1 over the last 6 months have a median of 1,894 AED/sqft, across 6 sales. That is the freshest window holding at least five, and it 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 Park Heights II T1 risen or fallen?: Median price per square foot moved +3.6% over the last 12 months against the 12 before it, on 38 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Park Heights II T1 compare with Dubai Hills Estate?: Its 7.04% gross yield sits +0.7 pts against the Dubai Hills Estate median of 6.31%, computed at the same bedroom grain over the same 24-month window.

Park Heights II T1