What is the rental yield in The S Tower?

The S Tower returns 5.6% gross: a median new-contract rent of AED 790,000 a year (18 Ejari contracts in 12 months) over a price benchmark of AED 14.20M (median of 9 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.

How much does a 4+ bedroom in The S Tower cost?

The median registered sale price is AED 14.20M (3,123 AED/sqft), from 9 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in The S Tower selling for right now?

Registered sales of ready units in The S Tower over the last 12 months have a median of 3,123 AED/sqft, across 9 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and excludes off-plan. Floor, view and condition move a specific unit's price around it.

Have prices in The S Tower risen or fallen?

Median price per square foot moved -11.6% over the last 12 months against the 12 before it, on 9 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

What is the registered annual rent for a 4+ bedroom in The S Tower?

The median new annual rent is AED 790,000, from 18 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.

The S Tower

Completed 2025
64 floors
11 lifts
461 parking bays
1 pool
Master developer Sobha

A 4+ bed in The S Tower costs a median AED 14.20M and rents long-let for AED 790,000/yr (5.6% gross).

Satellite view of The S Tower, Dubai Media City, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the Dubai Media City district around The S Tower, with roads and landmarks named. Apple Maps.

Street map around The S Tower, Dubai Media City, centred on its registered pin. Apple Maps.

4+ bed · typical price

14.20MAED

AED 3,123/sqft · -11.6% on a year

Rent a year: AED 790,000
Gross yield: 5.6%

Cost to buy, all inAED 15.07M

Price: AED 14.20M
DLD fee 4%: AED 568,000
Agent 2% + VAT: AED 298,200
Trustee: AED 4,200

Fees repaid by rent13 months

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Is The S Tower a good investment?The rent pays below the Dubai median, few units are let, prices are slipping and lots of new supply is coming; no record of the rent trend

Does it pay a good rent?5.6% gross, before the service charge (not on file) (Dubai median 6.8%)5.6%Watch
Is it easy to let?18 yearly leases, new and renewed, across 93 units in 12 months19%Watch
Are rents going up?Too few new leases on both sides of the year to measure a changeNo record
Are prices going up?4+ bed: AED 3,530/sqft a year ago, 3,123 now-11.6%Watch
How fast do fees pay back?AED 870,400 in fees to buy a 4+ bed; rent covers it in 1.1 years1.1 yrs
Can I sell easily?9 sales in 12 months, 10% of the tower (19 the year before)9Fair
Is a lot being built nearby?310 apartments are planned in Dubai Media City from 2026 to 2028, equal to 106% of the 292 homes let there today. A further 438 are past their planned date. Dubai Media City supply by year →106%Watch
Did earlier buyers gain?Launch buyers still 0% down, before fees0.0%Context

Readings use published thresholds · 4+ bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

The S Tower prices and rents by unit typeA four-bed or larger costs about AED 14.20M and rents for about AED 790,000 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
4+ bed93 units · 5,062 sqft	AED 14.20M3,123/sqftlaunch 3,124 0.0%		5.6%+0.0 pts	AED 790,00018 contracts	-11.6%	9

Appreciation, rental income and short-term detail, by unit type

Appreciation

4+ bed · price per sqft · Dubai Media City

12-month change: -11.6%
3 years: 0.0% · 0.0%/yr
Off-plan price gain, 2022–2025: -0.5% · -0.2%/yr

Rental income

4+ bed · Dubai Media City

Gross yield: 5.6%
Median new rent: AED 790,000/yr
Yield vs area median: +0.0 pts
Yield vs Dubai (6.8%): -1.2 pts

Price history and sales

As filed with the Land Department — data to 2026-10-12.

Sale price, AED (right axis) Rent on new leases, AED a year (left axis)

Median price paid, 4+ bed, as a rolling 3-month median, with the rent on new leases on the same basis. The band along the bottom is the number of sales each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 3,123 · before fees

Launch, 2022–25: 3,124; 0%; 78 sales
3 years ago: 3,124; 0%; 66 sales
Previous 12 months: 3,530; −12%; 19 sales
Last 12 months: 3,123; today; 9 sales

The change is what a buyer at each median would be up or down at today’s median. A shift in the unit mix can move a median without any unit changing price.

9 resales in the last 12 months, against 32 a year on average over 2023–2025.

Date	Type	Sqft	Price
24 Sept 2026	4+ bed	4,815	AED 14,200,000	2,949
27 Jul 2026	4+ bed	4,815	AED 13,000,000	2,700
13 Jul 2026	4+ bed	4,815	AED 16,800,000	3,489
27 Apr 2026	4+ bed	5,062	AED 12,600,000	2,489
10 Feb 2026	4+ bed	4,815	AED 17,700,000	3,676
6 Feb 2026	4+ bed	4,815	AED 18,000,000	3,738
3 Feb 2026	4+ bed	4,815	AED 17,550,000	3,645
2 Feb 2026	4+ bed	2,408	AED 7,518,661	3,123
14 Nov 2025	4+ bed	5,062	AED 14,000,000	2,766

9 resales in the last 12 months.

Market context in Dubai Media City

Registered sales activity

292 ready apartment sales in the 12 months to 2026-10-12.

-57.9% in median AED/sqft versus the preceding year, supported by 292 current and 47 prior price observations.

Explore sales activity

Planned apartment projects

0 known registered units across 0 pending projects planned within one year of the 2026-07-06 register.

1 projects had already passed their planned date; 1 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

310 apartments are planned in Dubai Media City from 2026 to 2028, equal to 106% of the 292 homes let there today.

How these are counted

Find service-charge budget evidence for The S Tower

Direct locality, all apartment bedroom types. Area context is not building performance. Planned dates are relative to the register date, not a delivery forecast; project unit counts can include mixed uses. Sales activity is not time on market or occupancy.

About The S Tower

The S Tower is an apartment building completed in 2025 by Sobha in Dubai Media City. 117 sales are registered with the Dubai Land Department.

Pinned from Google's place record for the registered name.Open in Google Maps

The building, as registered

Floors: 64
Lifts: 11
Parking bays: 461
Pools: 1
Master developer: Sobha

Drive times · typical

Downtown: 19 min · 18 km
DXB Airport: 23 min · 31 km
DIFC: 15 min · 20 km
Dubai Marina: 10 min · 5.4 km
Palm Jumeirah: 16 min · 9.7 km

Nearest, as registered

Metro: Dubai Internet City
Mall: Marina Mall
Landmark: Burj Al Arab

The S Tower: AED 3,123 per sq ft, 9% above the median Dubai Media City building, and a 5.6% gross yield, in the top tenth of the area

The building's own figures against its area's registered market, last twelve months.

Price per sq ft

Median registered sale price, AED per sq ft, last 12 months

The S TowerAED 3,123
Dubai Media City, readyAED 996
Dubai Media City, off-planAED 3,316
Dubai, readyAED 1,421

Dark: this building. Grey: the area's ready and off-plan medians, and Dubai's ready median. Source: DLD registered sales.

Gross yield against the area's buildings

Axis: gross yield, % of price

The S TowerDubai Media City median building

Dubai Media City5.6% vs 4.2%

Line: the 10th to 90th percentile of 2 buildings in Dubai Media City. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Upcoming supply in Dubai Media City, by handover quarter

Nearby in Dubai Media City

Every building in Dubai Media City →

Prices per sq ft around The S Tower, on the map

Pills show median sale price, AED. 4 buildings pinned from Google place records and Apple geocoding · The S Tower is the inverted pinOpen in Apple Maps

Iconic

Dubai Media City · 50 sales, 12 months

5.13M

AED, resale median · 3,743/sqft

Dubai Jewel Tower

Dubai Media City · 218 sales, 12 months

400,000

AED, resale median · 904/sqft

Palm View

Dubai Media City · 65 sales, 12 months

3.49M

AED, resale median · 2,207/sqft

DAMAC Casa

Dubai Media City · 47 sales, 12 months

5.85M

AED, resale median · 3,043/sqft

Before you decide

The facts that can change the return, each with the date it rests on.

Sales and rents to
2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
On record
Sales evidence · 4+ bed
9 registered sales in 12 months
On record
Rental evidence · 4+ bed
18 new and 0 renewal contracts in 12 months · rent source: this building
On record
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
The S Tower: recorded complete 2025-06-30 · register data to 2026-07-06
On record
Developer
Sobha · delivery record
On record
Building record
DLD building record · data to 2026-10-13
On record
Costs not included
4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
Not in the yield

Rent or buy

What owning a 4+ bed here costs against renting it, at stated assumptions you can change.

Monthly cost of owning against renting, with your own deposit and rate

Prefilled from The S Tower’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of 2026-09-17. Change any figure.

Purchase price, AED

Annual rent, AED

Down payment, %

Residency

More assumptions

Interest rate, % a year

Term, years

Horizon, years

Annual service charge, AED

The site does not hold this building’s service charge; type yours to include it. Residency sets the default down payment: typical bank floor, not a rule.

Monthly mortgage: 55,250AED; 4.5% over 25 years
Monthly rent: 65,833AED; AED 790,000 a year
Cash needed at purchase: 5,257,650AED; 30% down plus AED 997,650 in fees

Owning costs AED 3.02M less than renting over 5 years, once the sale is counted.

Buying overtakes renting in year 2.

Cumulative cost by year: renting (solid) against owning net of a sale that year (dashed), at the assumptions above.

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Common questions

What is the rental yield in The S Tower?: The S Tower returns 5.6% gross: a median new-contract rent of AED 790,000 a year (18 Ejari contracts in 12 months) over a price benchmark of AED 14.20M (median of 9 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.
How much does a 4+ bedroom in The S Tower cost?: The median registered sale price is AED 14.20M (3,123 AED/sqft), from 9 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What are apartments in The S Tower selling for right now?: Registered sales of ready units in The S Tower over the last 12 months have a median of 3,123 AED/sqft, across 9 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and excludes off-plan. Floor, view and condition move a specific unit's price around it.
Have prices in The S Tower risen or fallen?: Median price per square foot moved -11.6% over the last 12 months against the 12 before it, on 9 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
What is the registered annual rent for a 4+ bedroom in The S Tower?: The median new annual rent is AED 790,000, from 18 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.

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