Dunes 10

1. Does it pay a good rent?10.6% gross, before the service charge (not on file) (Dubai median 6.8%)10.6%Strength
2. Are rents going up?New studio leases: AED 39,000 a year ago, AED 42,500 now (pooled across the project)+9.0%
3. Are prices going up?All types: AED 595/sqft a year ago, 700 now+17.6%Strength
4. How fast do fees pay back?AED 26,500 in fees to buy a studio; rent covers it in 0.6 years0.6 yrs
5. Can I sell easily?6 sales in 12 months (8 the year before)6
6. Is a lot being built nearby?1,268 apartments are planned in Dubai Investment Park 2 from 2026 to 2028, equal to 52% of the 2,462 homes let there today. Dubai Investment Park 2 supply by year →52%Watch
7. Did earlier buyers gain?Up 32% for buyers 3 years ago, before fees+31.6%Context

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

At studio, Dunes 10 has registered sale prices 51% below the Dubai Investment Park 2 median price per square foot of 1,630 AED, across 10 eligible buildings. It ranks 10th of 10 by price per square foot in Dubai Investment Park 2.

Ejari files Dunes Village’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 · Studio
  3 registered sales in 12 months; thin, a single deal moves the median
  Read with care
• Rental evidence · Studio
  54 new and 167 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.
  Not on record
• Project register
  Dunes Village: recorded complete 2009-05-10 · register data to 2026-07-06
  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 Dunes 10?

Dunes 10 returns 10.6% gross: a median new-contract rent of AED 42,500 a year (54 Ejari contracts in 12 months) over a price benchmark of AED 400,000 (median of 3 sales in the last 12 months, latest Jul 2026), before service charge, agency fees or vacant months.

How much does a studio in Dunes 10 cost?

The median registered sale price is AED 400,000 (794 AED/sqft), from 3 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 studio in Dunes 10?

The median new annual rent is AED 42,500, from 54 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 Dunes 10 risen or fallen?

The median new annual rent changed +9.0% in the trailing 12 months against the previous 12, using 54 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 Dunes 10 pay more than sitting ones?

A new tenant pays +28.8% against a renewing one, across 167 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.