What is the rental yield in MAG 540?

MAG 540 returns 6.7% gross: a median new-contract rent of AED 52,000 a year (240 Ejari contracts in 12 months) over a price benchmark of AED 775,000 (median of 4 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in MAG 540 cost?

The median registered sale price is AED 775,000 (1,187 AED/sqft), from 4 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How does MAG 540 compare with Dubai South?

Its 6.7% gross yield sits -0.9 pts against the Dubai South median of 7.6%, computed the same way at the same bedroom grain. Gross yield divides the median annual rent from new registered Ejari contracts starting in the last 12 months by the median price of the building's registered sales in the last 12 months (at least 3 sales) for the same bedroom type, with ready and off-plan sales counted alike.

What is the registered annual rent for a 1 bedroom in MAG 540?

The median new annual rent is AED 52,000, from 240 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 MAG 540 risen or fallen?

The median new annual rent changed +4.0% in the trailing 12 months against the previous 12, using 240 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.

MAG 540

Completed 2020

A 1 bed in MAG 540 costs a median AED 775,000, rents long-let for AED 52,000/yr (6.7% gross), and returns 10.7% short-term at the assumed 70% occupancy.

Satellite view of MAG 540, Dubai South, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the Dubai South district around MAG 540, with roads and landmarks named. Apple Maps.

Street map around MAG 540, Dubai South, centred on its registered pin. Apple Maps.

1 bed · typical price

775,000AED

AED 1,187/sqft

Rent a year: AED 52,000
Gross yield: 6.7%
vs Dubai South: 17% below the median

Cost to buy, all inAED 826,475

Price: AED 775,000
DLD fee 4%: AED 31,000
Agent 2% + VAT: AED 16,275
Trustee: AED 4,200

Fees repaid by rent12 months

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Ask about MAG 540 →

Is MAG 540 a good investment?Prices rising; lots of new supply is coming

Does it pay a good rent?6.7% gross, before the service charge (not on file) (Dubai median 6.8%)6.7%Fair
Are rents going up?New 1 bed leases: AED 50,000 a year ago, AED 52,000 now (pooled across the project)+4.0%
Are prices going up?All types: AED 1,052/sqft a year ago, 1,187 now+12.9%Strength
How fast do fees pay back?AED 51,475 in fees to buy a 1 bed; rent covers it in 1.0 years1.0 yrs
Can I sell easily?5 sales in 12 months (11 the year before)5
Is a lot being built nearby?14,194 apartments are planned in Dubai South from 2026 to 2028, equal to 3.0 times the 4,798 homes let there today. A further 7,808 are past their planned date. Dubai South supply by year →296%Watch
Did earlier buyers gain?Up 100% for buyers 5 years ago; up 39% for launch buyers, before fees+100.0%Context

Readings use published thresholds · 1 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

MAG 540 prices and rents by unit typeA one-bed costs about AED 775,000 and rents for about AED 52,000 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
1 bed	AED 775,0001,187/sqft		6.7%-0.9 pts	AED 52,000240 contracts	under 5 sales in a year	4
2 bed	AED 950,000986/sqft		pooled rent, not per building	pooled rent, not per building	under 5 sales in a year	1

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

Appreciation

1 bed · price per sqft · Dubai South · area median AED 1,423/sqft

vs area median: -16.6%
Rank by price per sqft: 91st of 124
Off-plan price gain, 2016–2019: +37.9% · +3.9%/yr

Rental income

1 bed · Dubai South

Gross yield: 6.7%
Median new rent: AED 52,000/yr
Yield vs area median: -0.9 pts
Yield vs Dubai (6.8%): -0.1 pts
Yield rank: 20th of 22
Renewal rent: AED 47,250/yr
New tenants pay vs sitting (229 renewals): +10.1%

Short-term income

1 bed · 70% occupancy · 7-night stays · within 500 m

Modelled yield at 70% occupancy: 10.7%
Median nightly rate: AED 435
Net revenue: AED 82,861/yr
vs long-let rent: 1.6×
Listings seen: 5+

Read with care

Rental data covers the whole MAG 5 Boulevard project, not this tower alone.
Thin sample — 4 sales in 12 months. Treat these figures as indicative.

Price history and sales

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

Median price paid, 1 bed, as a rolling 3-month median. The band along the bottom is the number of records each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 1,187 · before fees

Launch, 2016–19: 854; +39%; 53 sales
5 years ago: 594; +100%; 2 sales
3 years ago: 674; +76%; 9 sales
Previous 12 months: 1,052; +13%; 11 sales
Last 12 months: 1,187; today; 5 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.

5 resales in the last 12 months, against 10 a year on average over 2023–2025.

Date	Type	Sqft	Price
25 Sept 2026	1 bed	665	AED 740,000	1,112
16 Mar 2026	1 bed	640	AED 760,000	1,188
5 Mar 2026	1 bed	665	AED 790,000	1,187
26 Feb 2026	1 bed	665	AED 800,000	1,202
1 Dec 2025	2 bed	963	AED 950,000	986

5 resales in the last 12 months.

Short-term rates around MAG 540

Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.

Occupancy assumption70%

Type	Nightly, AED	Net revenue at 70%	Long-let rent	Uplift	Net yield
1 bed500 m cluster · 5+ listings seen	4350.67/sqft	AED 82,861	AED 52,000	1.6×	10.7%
2 bed500 m cluster · 5+ listings seen	7080.73/sqft	AED 136,695	AED 67,000	2.0×	—

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

Nightly rate through the year

Comparables in Dubai South

Every Dubai South building with a page, ranked by price per sqft over the same 12 months, all unit types. MAG 540 places 110th of 157; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
106	Westar Altair10% · Q2 2027 · off-plan 1,164/sqft	AED 1.25M	1,213+2.2%	—	+5.8%	8
107	Majestique Residence 1Completed 2021 · off-plan 1,189/sqft	AED 1.08M	1,205+1.5%	7.0%	+7.7%	28
108	Rr Residence	AED 779,728	1,200+1.1%	—	—	85
109	MAG 510Completed 2020 · off-plan 938/sqft	AED 570,000	1,191+0.3%	8.4%	+16.2%	7
110	MAG 540 · this buildingCompleted 2020 · off-plan 849/sqft	AED 790,000	1,187	6.1%	+12.9%	5
111	Wadaa - Altura 24% · Q1 2029 · off-plan 1,171/sqft	AED 509,000	1,171-1.3%	—	—	236
112	Trafford ResidenceCompleted 2026 · off-plan 1,175/sqft	AED 1.35M	1,169-1.5%	—	-0.6%	7
113	Waada - Altura 1off-plan 1,169/sqft	AED 475,000	1,169-1.5%	—	—	219
114	Coventry 660% · Q2 2027 · off-plan 1,315/sqft	AED 1.13M	1,158-2.4%	4.6%	-12.9%	10

Rank 1 is the dearest per square foot. Differences are against MAG 540 (AED 1,187/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, MAG 540 has registered sale prices 17% below the Dubai South median price per square foot of 1,423 AED, across 124 eligible buildings. It ranks 91st of 124 by price per square foot and 20th of 22 by gross yield in Dubai South.

Market context in Dubai South

Registered sales activity

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

+7.3% in median AED/sqft versus the preceding year, supported by 888 current and 844 prior price observations.

Explore sales activity

Planned apartment projects

4,261 known registered units across 20 pending projects planned within one year of the 2026-07-06 register.

10 projects had already passed their planned date; 3 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

14,194 apartments are planned in Dubai South from 2026 to 2028, equal to 3.0 times the 4,798 homes let there today.

Ready prices per sqft fell in 9% of 22 buildings (counted once per bedroom type) in Dubai South with sales in both years; the typical one moved +7.7%.

New-lease rents fell in 6% of 17 buildings (counted once per bedroom type) with leases in both years; the typical one moved +1.7%.

How these are counted

Find service-charge budget evidence for MAG 540

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.

The MAG 5 Boulevard towers

13 towers in MAG 5 Boulevard, at the bedroom type above.

MAG 5 Boulevard, every type →

Tower	Price	AED/sqft	Rent a year	Gross yield
MAG 505	AED 600,0003 sales	1,109	AED 52,000project pool	8.7%
MAG 510	AED 575,0003 sales	1,180	AED 52,000project pool	9.0%
MAG 515	—2 sales, too few	—	AED 52,000project pool	—
MAG 520	AED 590,0005 sales	1,168	AED 52,000project pool	8.8%
MAG 525	AED 730,0007 sales	1,116	AED 52,000project pool	7.1%
MAG 530	—1 sale, too few	—	AED 52,000project pool	—
MAG 535	AED 695,0004 sales	1,067	AED 52,000project pool	7.5%
MAG 540 · this building	AED 775,0004 sales	1,187	AED 52,000project pool	6.7%
MAG 545	AED 657,5004 sales	1,031	AED 52,000project pool	7.9%
MAG 550	—2 sales, too few	—	AED 52,000project pool	—
MAG 555	AED 607,5004 sales	1,259	AED 52,000project pool	8.6%
MAG 560	—2 sales, too few	—	AED 52,000project pool	—
MAG 565	—2 sales, too few	—	AED 52,000project pool	—

Ejari files MAG 5 Boulevard’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.

Dubai South: every development at this type

Development	Rent a year	Price	AED/sqft	Gross yield
Waada4 developments, pooled	—none	AED 868,000220 sales	1,151	—
Altura 11 tower	—none	AED 862,00053 sales	1,142	—
Altura 21 tower	—none	AED 903,00077 sales	1,205	—
Cascada 11 tower	—none	AED 862,00011 sales	1,129	—
Cascada 21 tower	—none	AED 870,00079 sales	1,138	—
Avenew888-Loom3 towers	—none	AED 1.01M163 sales	1,429	—
Azizi Venice 32 towers	—none	AED 1.08M24 sales	1,529	—
Azizi Venice 42 towers	—none	AED 998,00030 sales	1,531	—
Azizi Venice 52 towers	—none	AED 1.12M62 sales	1,660	—
Azizi Venice 67 towers	—none	AED 1.30M204 sales	1,597	—
Azizi Venice 75 towers	—none	AED 1.22M167 sales	1,779	—
Azizi Venice 82 towers	—none	AED 977,50082 sales	1,573	—
Azizi Venice 92 towers	—none	AED 1.03M87 sales	1,618	—
Azizi Venice 102 towers	—none	AED 1.05M123 sales	1,454	—
Azizi Venice 122 towers	—none	AED 1.17M238 sales	1,573	—
Azizi Venice 132 towers	—none	AED 1.16M153 sales	1,496	—
Azizi Venice 147 towers	—none	AED 1.11M516 sales	1,499	—
Azizi Venice 152 towers	—none	AED 1.13M135 sales	1,690	—
Celestia2 towers · rent filed for the project	AED 63,500106 contracts	AED 890,00016 sales	990	7.1%
Expo Valley Views3 towers	—none	AED 1.72M88 sales	1,918	—
Golf Point2 towers	—none	AED 1.00M21 sales	1,423	—
Golf Verge3 towers	—none	—1 sale, too few	—	—
Golf Views3 towers · rent filed for the project	AED 60,00035 contracts	AED 1.07M6 sales	1,598	5.6%
Grove Ridge2 towers	—none	AED 1.30M64 sales	1,626	—
MAG 5 Boulevard · this development13 towers · rent filed for the project	AED 52,000240 contracts	AED 682,00043 sales	1,124	7.6%
South Square3 towers	—none	AED 1.22M85 sales	1,528	—
The Harmony2 towers	—none	AED 901,45514 sales	1,430	—
The Pulse Residence3 towers · rent filed for the project	AED 55,00024 contracts	AED 730,0005 sales	1,016	7.5%
The Pulse Residence Park3 towers · rent filed for the project	AED 53,00023 contracts	AED 710,0008 sales	1,015	7.5%
The Pulse Residence Plaza3 towers · rent filed for the project	AED 55,00040 contracts	AED 700,00013 sales	1,031	7.9%
Vista Ridge2 towers	—none	AED 1.30M65 sales	1,632	—
Windsor House2 towers	—none	AED 1.16M172 sales	1,483	—
Windsor House II2 towers	—none	AED 1.22M165 sales	1,567	—
All of Dubai Southevery building, in a project or not	AED 57,000635 contracts	AED 1.14M4,256 sales	1,551	5.0%

Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at 1 bed. A median needs 3 rows; a dash with a count means fewer. Developments sharing a name are grouped under it; DLD itself records no such parent.

About MAG 540

MAG 540 is an apartment building completed in 2020 in Dubai South. 121 sales are registered with the Dubai Land Department.

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

Drive times · typical

Downtown: 35 min · 42 km
DXB Airport: 35 min · 51 km
DIFC: 32 min · 46 km
Dubai Marina: 30 min · 32 km
Palm Jumeirah: 36 min · 36 km

Nearest, as registered

Landmark: Expo 2020 Site

MAG 540: AED 1,187 per sq ft, 15% below the median Dubai South building, and a 6.1% gross yield, below the area's median building

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

MAG 540AED 1,187
Dubai South, readyAED 1,078
Dubai South, off-planAED 1,658
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

MAG 540Dubai South median building

Dubai South6.1% vs 7.0%

Line: the 10th to 90th percentile of 39 buildings in Dubai South. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Upcoming supply in Dubai South, by handover quarter

Nearby in Dubai South

Every building in Dubai South →

Prices per sq ft around MAG 540, on the map

Pills show median sale price, AED. 78 buildings pinned from Google place records and Apple geocoding · MAG 540 is the inverted pinOpen in Apple Maps

MAG 520

Dubai South · 9 sales, 12 months

590,000

AED, resale median · 1,234/sqft

MAG 525

Dubai South · 9 sales, 12 months

730,000

AED, resale median · 1,072/sqft

MAG 535

Dubai South · 8 sales, 12 months

902,500

AED, resale median · 1,028/sqft

MAG 555

Dubai South · 8 sales, 12 months

570,000

AED, resale median · 1,273/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 · 1 bed
4 registered sales in 12 months; thin, a single deal moves the median
Read with care
Rental evidence · 1 bed
240 new and 229 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
MAG 5 Boulevard: recorded complete 2020-02-06 · register data to 2026-07-06
On record
Short-term assumption
Modelled at the published 70% occupancy on 5 listings seen; the dial above changes every short-term figure on this page
Read with care
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 1 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 MAG 540’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: 3,446AED; 4.5% over 25 years
Monthly rent: 4,333AED; AED 52,000 a year
Cash needed at purchase: 217,225AED; 20% down plus AED 62,225 in fees

Owning costs AED 187,828 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.

Ask about MAG 540

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Common questions

What is the rental yield in MAG 540?: MAG 540 returns 6.7% gross: a median new-contract rent of AED 52,000 a year (240 Ejari contracts in 12 months) over a price benchmark of AED 775,000 (median of 4 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.
How much does a 1 bedroom in MAG 540 cost?: The median registered sale price is AED 775,000 (1,187 AED/sqft), from 4 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
How does MAG 540 compare with Dubai South?: Its 6.7% gross yield sits -0.9 pts against the Dubai South median of 7.6%, computed the same way at the same bedroom grain. Gross yield divides the median annual rent from new registered Ejari contracts starting in the last 12 months by the median price of the building's registered sales in the last 12 months (at least 3 sales) for the same bedroom type, with ready and off-plan sales counted alike.
What is the registered annual rent for a 1 bedroom in MAG 540?: The median new annual rent is AED 52,000, from 240 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 MAG 540 risen or fallen?: The median new annual rent changed +4.0% in the trailing 12 months against the previous 12, using 240 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.

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MAG 540 sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 4 registered sales in the last 12 months for the default unit type
Sources: Dubai Land Department sale transactions and Ejari rental contracts; public Airbnb search results for forward short-term rates
Canonical record: /sale/apartments/dubai/dubai-south/mag-540
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “MAG 540 sale prices and yield.” Dubai South, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/dubai-south/mag-540

Stable dataJSON