What is the rental yield in Riva Residence?

Riva Residence returns 4.18% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 7 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Riva Residence cost?

The median registered sale price is AED 1.90M (2,000 AED/sqft), from 51 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

Have prices in Riva Residence risen or fallen?

Median price per square foot moved -0.0% over the last 12 months against the 12 before it, on 51 registered sales. On a sample this size, read the direction rather than the exact figure.

Does Riva Residence earn more short-let than long-let?

A night asks a median of AED 640, which models to 7.47% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 4.18% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Did off-plan buyers in Riva Residence make money?

Units bought off-plan between 2024 and 2025 later resold -47.4% against their launch median. Only units that actually resold can appear, so this figure skews toward the ones that performed.

Riva Residence — sale prices & yield | Dubai Maritime City, Dubai

Buy: 1.90MAED; AED 2,000/sqft
Long-let: 4.18%; AED 80,000/yr
Short-let: 7.47%; AED 640/night · 0.67/sqft

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

Yield spread: +0.0 pts; vs the Dubai Maritime City median for this unit type
AED/yr/sqft: AED 84
Sales: 51
Rental contracts: 7
Short-let listings seen: 1+

12 months: -0.0%

Based on 51 sales and 7 rental contracts in the last 24 months.

Riva Residence is an apartment building in Dubai Maritime City, Dubai. The closest metro station is Al Ghubaiba Metro Station, the nearest mall Dubai Mall and the nearest landmark Burj Khalifa. Land Department records for it run from 2024 to 2026, 228 registered sales in all — the 51 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Riva Residence, 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 1.90M	2000	4.18% +0.0 pts	-0.0%	51
2 bed	AED 2.88M	2075	3.58% -0.4 pts	+8.7%	40
3 bed	AED 4.90M	2301	—	+2.4%	15

Deltas compare each yield with the Dubai Maritime City 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 Riva Residence

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	640	0.67	AED 141,977	AED 80,000	1.8×	7.47%	1+

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 Riva Residence itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Riva Residence between 2024 and 2025 went for a median of AED 2,021/sqft (AED 2.20M). The same building resells today at AED 2,050/sqft (AED 2.64M) — an uplift of +77.1%.

Based on 107 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.

7 resales in the last 12 months, against 54 a year on average over 2024–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
24 Jul 2026	1 bed	406	AED 1,000,000	2,465
15 Jun 2026	3 bed	3,426	AED 6,700,000	1,956

2 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
1 Sept 2026	2 bed	1,338	AED 120,000	90	New
25 Aug 2026	2 bed	1,337	AED 120,000	90	New
15 Aug 2026	1 bed	956	AED 80,000	84	New
14 Aug 2026	1 bed	919	AED 80,000	87	New
10 Aug 2026	1 bed	956	AED 75,000	78	New
2 Aug 2026	1 bed	956	AED 70,000	73	New
1 Aug 2026	2 bed	1,488	AED 135,000	91	New
1 Aug 2026	2 bed	1,338	AED 133,000	99	New
1 Aug 2026	1 bed	917	AED 84,000	92	New
1 Aug 2026	1 bed	1,087	AED 80,000	74	New
10 Jul 2026	2 bed	1,488	AED 120,000	81	New
10 Jul 2026	2 bed	1,555	AED 120,000	77	New
1 Jul 2026	1 bed	919	AED 80,000	87	New
1 Jul 2026	3 bed	2,152	AED 200,000	93	New

14 contracts starting on or after 26 May 2026.

Start dates after 26 Aug 2026 are contracts already filed for a later move-in. They count towards the rent medians above for the same reason they appear here.

As registered

The building's record in the Dubai Land Department register, as of September 2026. Counts are as registered, not as built or as operated.

Floors: 31
Lifts: 4
Parking bays: 257
Swimming pools: 1

Nearby

Metro: Al Ghubaiba Metro Station
Mall: Dubai Mall
Landmark: Burj Khalifa

Compare with nearby buildings

The most-traded buildings in Dubai Maritime City, on the same figures over the same window.

Common questions

What is the rental yield in Riva Residence?: Riva Residence returns 4.18% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 7 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Riva Residence cost?: The median registered sale price is AED 1.90M (2,000 AED/sqft), from 51 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
Have prices in Riva Residence risen or fallen?: Median price per square foot moved -0.0% over the last 12 months against the 12 before it, on 51 registered sales. On a sample this size, read the direction rather than the exact figure.
Does Riva Residence earn more short-let than long-let?: A night asks a median of AED 640, which models to 7.47% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 4.18% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.
Did off-plan buyers in Riva Residence make money?: Units bought off-plan between 2024 and 2025 later resold -47.4% against their launch median. Only units that actually resold can appear, so this figure skews toward the ones that performed.

Riva Residence