What is the rental yield in Royale Residence 2?

Royale Residence 2 returns 8.89% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 63 rental contracts registered in the last 24 months.

How much does a studio in Royale Residence 2 cost?

The median registered sale price is AED 450,000 (1,044 AED/sqft), from 14 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Royale Residence 2 selling for right now?

Registered sales of ready units in Royale Residence 2 over the last 12 months have a median of 1,087 AED/sqft, across 7 sales. That is the freshest window holding at least five, and it 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 Royale Residence 2 risen or fallen?

Median price per square foot moved +8.7% over the last 12 months against the 12 before it, on 14 registered sales. On a sample this size, read the direction rather than the exact figure.

Does Royale Residence 2 earn more short-let than long-let?

A night asks a median of AED 375, which models to 18.95% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 8.89% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Royale Residence 2 — sale prices & yield

Buy: 450,000AED; AED 1,087/sqft
Long-let: 8.89%; AED 40,000/yr
Short-let: 18.95%; AED 375/night · 0.87/sqft

Price per sqft: Median of 7 registered sales of ready units in the last 12 months, most recent June 2026.

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

Yield spread: +0.0 pts; vs the Dubai Sports City median for this unit type
Turnover upside: +14.3%; new tenants pay more than sitting ones — 55 renewals
AED/yr/sqft: AED 92
Sales: 14
Rental contracts: 63
Renewal rent: AED 35,000/yr

12 months: +8.7%
3 years: +56.3%+16.0%/yr

Based on 14 sales and 63 rental contracts in the last 24 months. Rental data covers the whole Royale RESIDENCE2 project, not this tower alone.

Royale Residence 2 is an apartment building in Dubai Sports City, Dubai, one of the towers in the Royale RESIDENCE2 development. The closest metro station is Nakheel Metro Station, the nearest mall Marina Mall and the nearest landmark Sports City Swimming Academy. Land Department records for it run from 2015 to 2026, 616 registered sales in all — the 14 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Royale Residence 2, 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
Studio	AED 450,000	1044	8.89% +0.0 pts	+8.7%	14
1 bed	AED 615,000	810	8.31% -0.0 pts	+2.8%	13
2 bed	AED 850,126	754	8.47% +0.4 pts	+5.5%	4
3 bed	AED 2.21M	825	—	—	1

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

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 Royale Residence 2

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
Studio500m	375	0.87	AED 85,296	AED 40,000	2.1×	18.95%	7+
1 bed500m	394	0.52	AED 84,363	AED 54,000	1.6×	13.72%	11+
2 bed500m	777	0.69	AED 172,796	AED 72,000	2.4×	20.33%	3+

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 Royale Residence 2 itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Royale Residence 2 between 2009 and 2016 went for a median of AED 1,058/sqft (AED 490,000). The same building resells today at AED 832/sqft (AED 562,500) — an uplift of +14.8%.

Based on 153 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.

12 resales in the last 12 months, against 26 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
3 Jun 2026	Studio	440	AED 450,000	1,022

1 resales in the last 3 months.

Rental contracts

The rent figures on this page are pooled from this building’s project, so no individual contract can be attributed to this tower.

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: 13
Flats: 196

Nearby

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

Compare with nearby buildings

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

Highest rental yields in Dubai Sports City · Royale Residence 2 places 45th of 56

Common questions

What is the rental yield in Royale Residence 2?: Royale Residence 2 returns 8.89% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 63 rental contracts registered in the last 24 months.
How much does a studio in Royale Residence 2 cost?: The median registered sale price is AED 450,000 (1,044 AED/sqft), from 14 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Royale Residence 2 selling for right now?: Registered sales of ready units in Royale Residence 2 over the last 12 months have a median of 1,087 AED/sqft, across 7 sales. That is the freshest window holding at least five, and it 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 Royale Residence 2 risen or fallen?: Median price per square foot moved +8.7% over the last 12 months against the 12 before it, on 14 registered sales. On a sample this size, read the direction rather than the exact figure.
Does Royale Residence 2 earn more short-let than long-let?: A night asks a median of AED 375, which models to 18.95% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 8.89% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Royale Residence 2