What is the rental yield in Royale Residence 2?

Royale Residence 2 returns 8.8% gross: a median new-contract rent of AED 40,000 a year (31 Ejari contracts in 12 months) over a price benchmark of AED 452,500 (median of 8 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.

How much does a studio in Royale Residence 2 cost?

The median registered sale price is AED 452,500 (1,068 AED/sqft), from 8 Dubai Land Department sales in the last 12 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 1,068 AED/sqft, across 8 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 Royale Residence 2 risen or fallen?

Median price per square foot moved +2.8% over the last 12 months against the 12 before it, on 8 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How does Royale Residence 2 compare with Dubai Sports City?

Its 8.8% gross yield sits +0.2 pts against the Dubai Sports City median of 8.6%, 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.

Royale Residence 2

Completed 2015
196 units
13 floors

A studio in Royale Residence 2 costs a median AED 452,500, rents long-let for AED 40,000/yr (8.8% gross), and returns 16.3% short-term at the assumed 70% occupancy.

Satellite view of Royale Residence 2, Dubai Sports City, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the Dubai Sports City district around Royale Residence 2, with roads and landmarks named. Apple Maps.

Street map around Royale Residence 2, Dubai Sports City, centred on its registered pin. Apple Maps.

Studio · typical price

452,500AED

AED 1,068/sqft · +2.8% on a year

Rent a year: AED 40,000
Yield after service charge: 7.4%
vs Dubai Sports City: 1% below the median

Cost to buy, all inAED 482,203

Price: AED 452,500
DLD fee 4%: AED 18,100
Agent 2% + VAT: AED 9,503
Trustee: AED 2,100

Fees repaid by net rent11 months

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Is Royale Residence 2 a good investment?Pays above the Dubai median and fees repaid within a year, with nothing to watch

Does it pay a good rent?8.8% gross, 7.4% after the service charge (Dubai median 6.8%)8.8%Strength
Are rents going up?New studio leases: AED 40,000 a year ago, AED 40,000 now (pooled across the project)0.0%
Are prices going up?Studio: AED 1,039/sqft a year ago, 1,068 now+2.8%Fair
How fast do fees pay back?AED 29,703 in fees to buy a studio; net rent covers it in 0.9 years0.9 yrsStrength
Can I sell easily?13 sales in 12 months, 7% of the tower (18 the year before)13Fair
Is a lot being built nearby?2,542 apartments are planned in Dubai Sports City from 2026 to 2028, equal to 30% of the 8,361 homes let there today. A further 2,869 are past their planned date. Dubai Sports City supply by year →30%Fair
Did earlier buyers gain?Up 107% for buyers 5 years ago; launch buyers still 9% down, before fees+107.5%Context

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

Check an asking price →How each reading works →

Royale Residence 2 prices and rents by unit typeA studio costs about AED 452,500 and rents for about AED 40,000 a year

Type	Median price	New rent	12-month change	Sales
Studio96 units · 434 sqft	AED 452,5001,068/sqftlaunch 1,126 -5.2%	8.8%+0.2 pts	AED 40,00031 contracts	+2.8%	8
1 bed70 units · 775 sqft	AED 650,000868/sqft	8.1%-0.3 pts	AED 52,75020 contracts	under 5 sales in a year	3
2 bed28 units · 1,155 sqft	AED 840,126776/sqft	pooled rent, not per building	pooled rent, not per building	under 5 sales in a year	2

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

Appreciation

Studio · price per sqft · Dubai Sports City · area median AED 1,082/sqft

12-month change: +2.8%
3 years: +53.5% · +15.3%/yr
vs area median: -1.3%
Rank by price per sqft: 27th of 52
Off-plan price gain, 2009–2016: -3.5% · -0.3%/yr

Rental income

Studio · Dubai Sports City

Gross yield: 8.8%
Median new rent: AED 40,000/yr
Yield vs area median: +0.2 pts
Yield vs Dubai (6.8%): +2.1 pts
Yield rank: 16th of 37
Renewal rent: AED 37,000/yr
New tenants pay vs sitting (28 renewals): +8.1%

Short-term income

Studio · 70% occupancy · 7-night stays · within 500 m

Modelled yield at 70% occupancy: 16.3%
Median nightly rate: AED 375
Net revenue: AED 73,854/yr
vs long-let rent: 1.8×
Listings seen: 7+

Read with care

Rental data covers the whole Royale RESIDENCE2 project, not this tower alone.

Price history and sales

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

Median price paid, Studio, 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 1,022 · before fees

Launch, 2009–16: 1,120; −9%; 115 sales
5 years ago: 493; +107%; 9 sales
3 years ago: 612; +67%; 33 sales
Previous 12 months: 815; +25%; 18 sales
Last 12 months: 1,022; today; 13 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.

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

Date	Type	Sqft	Price
7 Oct 2026	1 bed	691	AED 600,000	868
1 Oct 2026	2 bed	1,068	AED 830,000	777
14 Sept 2026	Studio	433	AED 410,000	946
3 Jun 2026	Studio	440	AED 450,000	1,022
13 May 2026	2 bed	1,099	AED 850,252	774
11 Mar 2026	Studio	414	AED 450,000	1,087
10 Feb 2026	1 bed	961	AED 1,070,000	1,114
3 Feb 2026	1 bed	775	AED 650,000	838
26 Jan 2026	Studio	434	AED 455,000	1,048
26 Jan 2026	Studio	433	AED 480,000	1,107

13 resales in the last 12 months.

Short-term rates around Royale Residence 2

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
Studio500 m cluster · 7+ listings seen	3750.88/sqft	AED 73,854	AED 40,000	1.8×	16.3%
1 bed500 m cluster · 11+ listings seen	3940.53/sqft	AED 72,397	AED 52,750	1.4×	11.1%
2 bed500 m cluster · 3+ listings seen	7770.72/sqft	AED 149,583	AED 73,500	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 Sports City

Every Dubai Sports City building with a page, ranked by price per sqft over the same 12 months, all unit types. Royale Residence 2 places 30th of 77; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
26	Uniestate Sports TowerCompleted 2012 · off-plan 942/sqft	AED 635,000	1,151+12.6%	7.9%	-3.4%	12
27	V2Completed 2022 · off-plan 813/sqft	AED 855,000	1,086+6.2%	6.4%	-5.4%	13
28	Eagle HeightsCompleted 2013 · off-plan 879/sqft	AED 495,000	1,036+1.3%	9.1%	-3.5%	22
29	The SpiritCompleted 2012 · off-plan 2,161/sqft	AED 562,500	1,035+1.3%	7.8%	-24.3%	20
30	Royale Residence 2 · this buildingCompleted 2015 · off-plan 1,061/sqft	AED 480,000	1,022	9.9%	+25.5%	13
31	Amal TowerCompleted 2011 · off-plan 883/sqft	AED 563,806	1,004-1.8%	13.1%	+1.9%	64
32	Elite 10 Sports Residence - 2Completed 2017 · off-plan 1,004/sqft	AED 730,000	997-2.5%	6.8%	+8.6%	26
33	Zenith Tower A2Completed 2015 · off-plan 1,023/sqft	AED 465,000	996-2.6%	15.6%	—	3
34	Elite Residences 6Completed 2013 · off-plan 1,126/sqft	AED 465,000	993-2.9%	9.0%	+13.4%	29

Rank 1 is the dearest per square foot. Differences are against Royale Residence 2 (AED 1,022/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At studio, Royale Residence 2 has registered sale prices 1% below the Dubai Sports City median price per square foot of 1,082 AED, across 52 eligible buildings. It ranks 27th of 52 by price per square foot and 16th of 37 by gross yield in Dubai Sports City.

Market context in Dubai Sports City

Registered sales activity

1,150 ready apartment sales in the 12 months to 2026-10-12.

+10.0% in median AED/sqft versus the preceding year, supported by 1,150 current and 1,496 prior price observations.

Explore sales activity

Planned apartment projects

415 known registered units across 2 pending projects planned within one year of the 2026-07-06 register.

6 projects had already passed their planned date; 2 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

2,542 apartments are planned in Dubai Sports City from 2026 to 2028, equal to 30% of the 8,361 homes let there today.

Ready prices per sqft fell in 26% of 73 buildings (counted once per bedroom type) in Dubai Sports City with sales in both years; the typical one moved +2.5%.

The pooled median moved +10.0%: 7.5 points more than the typical building, because different buildings traded in each year.

New-lease rents fell in 49% of 75 buildings (counted once per bedroom type) with leases in both years; the typical one moved 0.0%.

How these are counted

Find service-charge budget evidence for Royale Residence 2

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 Royale Residence 2

Royale Residence 2 is an apartment building completed in 2015 in Dubai Sports City with 196 registered units. 311 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

Service charge: AED 15.39/sqft a year · 2025 budget
Floors: 13

Drive times · typical

Downtown: 26 min · 24 km
DXB Airport: 27 min · 33 km
DIFC: 23 min · 27 km
Dubai Marina: 19 min · 16 km
Palm Jumeirah: 25 min · 20 km

Nearest, as registered

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

Royale Residence 2: AED 1,022 per sq ft, 4% above the median Dubai Sports City building, and a 9.9% 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

Royale Residence 2AED 1,022
Dubai Sports City, readyAED 946
Dubai Sports City, off-planAED 1,464
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

Royale Residence 2Dubai Sports City median building

Dubai Sports City9.9% vs 8.3%

Line: the 10th to 90th percentile of 55 buildings in Dubai Sports City. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Upcoming supply in Dubai Sports City, by handover quarter

Nearby in Dubai Sports City

Every building in Dubai Sports City →

Prices per sq ft around Royale Residence 2, on the map

Pills show median sale price, AED. 68 buildings pinned from Google place records and Apple geocoding · Royale Residence 2 is the inverted pinOpen in Apple Maps

Hera Tower

Dubai Sports City · 111 sales, 12 months

642,000

AED, resale median · 976/sqft

Condor Golf Links 18

Dubai Sports City · 78 sales, 12 months

882,350

AED, resale median · 1,876/sqft

Amal Tower

Dubai Sports City · 64 sales, 12 months

563,806

AED, resale median · 1,004/sqft

Giovanni Boutique Suites

Dubai Sports City · 45 sales, 12 months

530,000

AED, resale median · 1,206/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 · Studio
8 registered sales in 12 months
On record
Rental evidence · Studio
31 new and 28 renewal contracts in 12 months · rent source: project (pooled)
Read with care
Service charge
AED 15.39/sqft a year, 2025 owners-association budget; 7.4% yield after it. Confirm against the latest invoice.
On record
Project register
Royale RESIDENCE2: recorded complete 2015-04-28 · register data to 2026-07-06
On record
Short-term assumption
Modelled at the published 70% occupancy on 7 listings seen; the dial above changes every short-term figure on this page
Read with care
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 studio 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 Royale Residence 2’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: 2,012AED; 4.5% over 25 years
Monthly rent: 3,333AED; AED 40,000 a year
Cash needed at purchase: 127,728AED; 20% down plus AED 37,228 in fees

Owning costs AED 159,945 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 Royale Residence 2?: Royale Residence 2 returns 8.8% gross: a median new-contract rent of AED 40,000 a year (31 Ejari contracts in 12 months) over a price benchmark of AED 452,500 (median of 8 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.
How much does a studio in Royale Residence 2 cost?: The median registered sale price is AED 452,500 (1,068 AED/sqft), from 8 Dubai Land Department sales in the last 12 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 1,068 AED/sqft, across 8 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 Royale Residence 2 risen or fallen?: Median price per square foot moved +2.8% over the last 12 months against the 12 before it, on 8 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
How does Royale Residence 2 compare with Dubai Sports City?: Its 8.8% gross yield sits +0.2 pts against the Dubai Sports City median of 8.6%, 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.

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Royale Residence 2 sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 8 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-sports-city/royale-residence-2
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Royale Residence 2 sale prices and yield.” Dubai Sports City, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/dubai-sports-city/royale-residence-2

Stable dataJSON