What is the rental yield in Eagle Heights?

Eagle Heights returns 9.36% gross: a median new-contract rent of AED 44,438 a year (80 Ejari contracts in 12 months) over a price benchmark of AED 475,000 (median of 16 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.

How much does a studio in Eagle Heights cost?

The median registered sale price is AED 475,000 (1,128 AED/sqft), from 16 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in Eagle Heights selling for right now?

Registered sales of ready units in Eagle Heights over the last 12 months have a median of 1,128 AED/sqft, across 16 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and 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 Eagle Heights risen or fallen?

Median price per square foot moved +3.6% over the last 12 months against the 12 before it, on 16 registered sales. On a sample this size, read the direction rather than the exact figure.

Eagle Heights — sale prices & yield | Dubai Sports City, Dubai

What it returns

Compare this building →

Appreciation

Studio · price per sqft · Dubai Sports City · area median AED 1,087/sqft

Price per sqft, 12 months: +3.6%
3 years: +40.5% · +12.0%/yr
5 years: +61.7% · +10.1%/yr
vs area median: +3.7%
Rank by price per sqft: 25th of 55
Off-plan uplift, 2010–2020: +19.9% · +1.7%/yr

Rental income

Studio · Dubai Sports City

Gross yield: 9.36%
Median new rent: AED 44,438/yr
Yield vs area median: +0.5 pts
Yield vs Dubai (6.94%): +2.4 pts
Yield rank: 11th of 39
Renewal rent: AED 40,000/yr
New tenants pay vs sitting (62 renewals): +11.1%

Short-term income

Studio · 80% occupancy · 7-night stays

Modelled yield at 80% occupancy: 21.55%
Median nightly rate: AED 444
Net revenue: AED 102,364/yr
vs long-let rent: 2.3×
Listings seen: 3+

Studio figures rest on 16 registered sales and 80 new rental contracts in the 12 months to 2026-09-11; rents from this building. Latest price record Aug 2026.

How 9.36% is calculated

Gross yield: 9.36% gross yield
Numerator: AED 44,438 median new rent · 80 contracts in 12 months
Denominator: ÷ AED 475,000 price benchmark
Benchmark basis: Median of 16 sales in the last 12 months · latest Aug 2026

Price per sqft: Median of 16 registered sales of ready units in the last 12 months, most recent August 2026.

Short-term yield is modelled: net revenue at 80% occupancy ÷ the same price benchmark. Occupancy is an assumption, not a measurement; the dial in the short-term section changes it.

Eagle Heights is an apartment building in Dubai Sports City, Dubai. The closest metro station is Nakheel Metro Station, the nearest mall Marina Mall and the nearest landmark Sports City Swimming Academy. Land Department records from 2015 to 2026 contain 419 registered sales across all bedroom types. Current sale figures use the last 12 months; rental medians use new Ejari contracts from the same period.

Price history

Every recorded sale in Eagle Heights, 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	New rent (contracts)	12mo	Sales
Studio	AED 475,000	1128	9.36% +0.5 pts	AED 44,438 80	+3.6%	16
1 bed	AED 807,500	1007	7.74% -0.8 pts	AED 62,500 14	no prior year	6

Deltas compare each yield with the Dubai Sports City median for the same unit type. How these yields are computed

How these yields are computed

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. Each bedroom type is priced off its own sales; the columns beside each yield show both legs and the sales the benchmark rests on.

Studio: price benchmark AED 475,000 · 16 sales in 12 months · latest Aug 2026
1 bed: price benchmark AED 807,500 · 6 sales in 12 months · latest Apr 2026

Worked example: gross yield, costs and shared rental evidence

Short-term rates around Eagle Heights

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

How short-term 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”.

Occupancy assumption80%

80% is the published assumption. Move the dial to model a different occupancy; the site's own figures keep 80%.

Type	Nightly, AED	AED/night/sqft	Net revenue at 80%	Long-let rent	Uplift	Net yield	Listings seen
Studio	444	1.05	AED 102,364	AED 44,438	2.3×	21.55%	3+
1 bed	308	0.38	AED 62,544	AED 62,500	1.0×	7.75%	4+

At 80% occupancy.

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.

Off-plan vs resale

What units sold for at launch against what the finished building resells for now, all unit types.

Launch median: 853AED/sqft; off-plan sales 2009–2020 · 192 sales · AED 406,500 typical
Resale today: 1,069AED/sqft; ready sales, last 12 months · 22 sales · AED 487,500 typical
Uplift: +19.9%; +1.6%/yr from the launch midpoint

Units sold off-plan in Eagle Heights between 2009 and 2020 went for a median of AED 853/sqft. The same building resells today at AED 1,069/sqft, an uplift of +19.9%.

Based on 192 off-plan sales across the building's full history.

Why this uses the full history

The launch median uses all-history off-plan sales; the resale median uses ready sales in the trailing 12 months. These are unpaired transaction groups at building grain, not matched unit resales or realised investor gains. Costs are excluded.

Recent transactions

As filed with the Land Department — data to 2026-09-11.

22 resales in the last 12 months, against 44 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
10 Aug 2026	Studio	416	AED 470,000	1,131
2 Jul 2026	Studio	414	AED 388,073	938
30 Jun 2026	Studio	426	AED 450,000	1,055
22 Jun 2026	Studio	424	AED 495,000	1,168
3 Jun 2026	Studio	444	AED 450,000	1,013
18 May 2026	Studio	414	AED 560,000	1,354
11 May 2026	Studio	427	AED 480,000	1,125
22 Apr 2026	1 bed	810	AED 825,000	1,019
21 Apr 2026	Studio	429	AED 470,000	1,095
11 Mar 2026	1 bed	796	AED 795,000	998
9 Mar 2026	1 bed	808	AED 845,000	1,046
20 Feb 2026	1 bed	808	AED 810,000	1,003
11 Feb 2026	Studio	445	AED 450,000	1,012
28 Jan 2026	Studio	414	AED 490,000	1,185
22 Jan 2026	1 bed	796	AED 805,000	1,011
15 Dec 2025	1 bed	796	AED 740,000	929
10 Dec 2025	Studio	414	AED 350,000	846
8 Dec 2025	Studio	422	AED 495,000	1,172
18 Nov 2025	Studio	416	AED 485,000	1,167
14 Oct 2025	Studio	422	AED 540,000	1,278
1 Oct 2025	Studio	422	AED 480,000	1,136
29 Sept 2025	Studio	416	AED 450,000	1,083

Showing 10 of 22

22 resales in the last 12 months.

Comparables in Dubai Sports City

Every Dubai Sports City building with a page, ranked by price per sqft over the same 12 months, all unit types. Eagle Heights places 27th of 77; the nearest 8 are shown.

Highest rental yields in Dubai Sports City →

Rank	Building	AED/sqft	vs Eagle Heights	Median price	Yield	12mo	Sales
23	Golf Vista Heights	1,186	+10.9%	AED 962,500	7.25%	+34.3%	30
24	Uniestate Sports Tower	1,164	+8.9%	AED 620,000	7.90%	-1.7%	11
25	The Bridge	1,122	+5.0%	AED 805,895	7.01%	+11.7%	18
26	V2	1,092	+2.1%	AED 855,000	6.43%	-3.9%	15
27	Eagle Heights · this building	1,069		AED 487,500	9.23%	+0.0%	22
28	Royale Residence 2	1,035	-3.1%	AED 490,000	10.20%	+28.1%	12
29	The Spirit	1,035	-3.1%	AED 580,000	7.86%	-25.0%	19
30	Elite Residences 4	1,005	-5.9%	AED 525,000	8.19%	+22.9%	15
31	Profile Residence	1,002	-6.3%	AED 735,000	8.57%	+15.0%	7

Rank 1 is the dearest per square foot. Differences are against Eagle Heights (AED 1,069/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At studio, Eagle Heights has registered sale prices 4% above the Dubai Sports City median price per square foot of 1,087 AED, across 55 eligible buildings. It ranks 25th of 55 by price per square foot and 11th of 39 by gross yield in Dubai Sports City.

Where Eagle Heights stands

Eagle Heights in Dubai Sports City, what the register names nearby, and the building as registered with the Dubai Land Department as of September 2026. Counts are as registered, not as built or as operated.

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

Metro: Nakheel Metro Station
Mall: Marina Mall
Landmark: Sports City Swimming Academy

Floors: 18
Lifts: 3
Parking bays: 313
Swimming pools: 1

Before you decide

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

Sales and rents to
2026-09-11 — Dubai Land Department and Ejari, trailing 12 months (on record)
Sales evidence · Studio
16 registered sales in 12 months (on record)
Rental evidence · Studio
80 new and 62 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. (dubailand.gov.ae) (known gap)
Project register
Eagle Heights: recorded complete 2013-12-31 · register data to 2026-07-06 (on record)
Short-term assumption
Modelled at the published 80% occupancy on 3 listings seen; the dial above changes every short-term figure on this page (read with care)
Building record
DLD building record · data to 2026-09-14 (on record)
Costs not included
4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross. (known gap)

Filled dot: on record. Hollow: read with care. Dashed: a gap the site cannot close from public data.

Common questions

What is the rental yield in Eagle Heights?: Eagle Heights returns 9.36% gross: a median new-contract rent of AED 44,438 a year (80 Ejari contracts in 12 months) over a price benchmark of AED 475,000 (median of 16 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.
How much does a studio in Eagle Heights cost?: The median registered sale price is AED 475,000 (1,128 AED/sqft), from 16 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What are apartments in Eagle Heights selling for right now?: Registered sales of ready units in Eagle Heights over the last 12 months have a median of 1,128 AED/sqft, across 16 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and 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 Eagle Heights risen or fallen?: Median price per square foot moved +3.6% over the last 12 months against the 12 before it, on 16 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Eagle Heights compare with Dubai Sports City?: Its 9.36% gross yield sits +0.5 pts against the Dubai Sports City median of 8.86%, 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.

Eagle Heights