What is the rental yield in Reef 998?

No gross yield is published for Reef 998 as of 2026-10-12: fewer than 5 new Ejari contracts were registered in the last 12 months. In the last 12 months it had 82 registered sales and 1 new Ejari contract; a published yield needs at least 5 new contracts and 3 sales. The Dubailand Residence Complex median is 7.8% gross.

How much does a 1 bedroom in Reef 998 cost?

The median registered sale price is AED 1.07M (1,546 AED/sqft), from 82 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

Have prices in Reef 998 risen or fallen?

Median price per square foot moved +5.1% over the last 12 months against the 12 before it, on 82 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 1 bedroom in Reef 998?

The median new annual rent is AED 65,000, from 1 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.

How many apartments change hands in Reef 998?

82 sales were registered with the Dubai Land Department in the last 12 months, alongside 1 Ejari rental contracts. Every median on this page rests on those counts.

Reef 998

Under construction · 0% built · handover Q2 2028
28 floors
8 lifts
345 parking bays
1 pool
Master developer Reef Luxury

A 1 bed in Reef 998 costs a median AED 1.07M and rents long-let for AED 65,000/yr.

1 bed · typical price

1.07MAED

AED 1,546/sqft · +5.1% on a year

Rent a year: AED 65,000
vs Dubailand Residence Complex: 26% above the median

Cost to buy, all inAED 1.14M

Price: AED 1.07M
DLD fee 4%: AED 42,680
Agent 2% + VAT: AED 22,407
Trustee: AED 4,200

Fees repaid by rent13 months

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Ask about Reef 998 →

Is Reef 998 a good investment?Prices rising and easy to sell; few units are let and lots of new supply is coming; no record of the yield and the rent trend

Does it pay a good rent?Too few leases or sales to divide one by the otherNo record
Is it easy to let?3% of units signed a yearly lease in 12 months; the typical Dubailand Residence Complex building manages 2%3%Watch
Dubailand Residence Complex median 2% · top tenth from 54%Reef 998 · 3%
Across 73 Dubailand Residence Complex buildings with 40 or more units, the median signed annual leases on 2% of units in 12 months and the top tenth on 54% or more; Reef 998 is at 3%.
Are rents going up?Too few new leases on both sides of the year to measure a changeNo record
Are prices going up?1 bed: AED 1,471/sqft a year ago, 1,546 now+5.1%Strength
How fast do fees pay back?AED 69,287 in fees to buy a 1 bed; rent covers it in 1.1 years1.1 yrs
Can I sell easily?192 sales in 12 months, 59% of the tower (88 the year before)192Strength
Is a lot being built nearby?14,309 apartments are planned in Dubailand Residence Complex from 2026 to 2028, equal to 190% of the 7,534 homes let there today. A further 424 are past their planned date. Dubailand Residence Complex supply by year →190%Watch
Did earlier buyers gain?Launch buyers still 1% down, before fees-1.0%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 →

Reef 998 prices and rents by unit typeA one-bed costs about AED 1.07M and rents for about AED 65,000 a year

Type	Median price	New rent	12-month change	Sales
Studio114 units · 411 sqft	AED 759,5661,728/sqft	not yet let	not yet let	+1.7%	52
1 bed133 units · 671 sqft	AED 1.07M1,546/sqft	under 5 contracts	under 5 contracts	+5.1%	82
2 bed57 units · 1,004 sqft	AED 1.43M1,412/sqft	not yet let	not yet let	-1.1%	45
3 bed19 units · 1,397 sqft	AED 1.88M1,346/sqft	not yet let	not yet let	no prior year	13

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

Appreciation

1 bed · price per sqft · Dubailand Residence Complex · area median AED 1,223/sqft

12-month change: +5.1%
vs area median: +26.4%
Rank by price per sqft: 9th of 98

Rental income

1 bed · Dubailand Residence Complex

Median new rent: AED 65,000/yr
Renewal rent: AED 49,370/yr

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, 1 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 1,546 · before fees

Launch, 2025–26: 1,561; −1%; 247 sales
Previous 12 months: 1,615; −4%; 88 sales
Last 12 months: 1,546; today; 192 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.

No resales match the last 12 months. Try another transaction type, bedroom type or period.

Comparables in Dubailand Residence Complex

Every Dubailand Residence Complex building with a page, ranked by price per sqft over the same 12 months, all unit types. Reef 998 places 26th of 116; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
22	Nuve By Zoyaoff-plan 1,573/sqft	AED 700,550	1,573+1.7%	—	—	174
23	Cove Grand Residence by Imtiaz0% · Q4 2027 · off-plan 1,540/sqft	AED 763,157	1,558+0.8%	7.4%	+6.2%	332
24	Wadi Hills0% · Q1 2028 · off-plan 1,551/sqft	AED 1.04M	1,551+0.4%	—	—	59
25	Terra Tower0% · Q2 2027 · off-plan 1,500/sqft	AED 863,267	1,550+0.3%	6.4%	+5.4%	63
26	Reef 998 · this building0% · Q2 2028 · off-plan 1,573/sqft	AED 1.07M	1,546	—	-4.3%	192
27	Weybridge Gardens 50% · Q3 2027 · off-plan 1,529/sqft	AED 817,538	1,529-1.1%	—	—	135
28	Aum 99 Residences0% · Q4 2028 · off-plan 1,525/sqft	AED 530,741	1,525-1.3%	—	—	112
29	Samana Parkville0% · Q3 2028 · off-plan 1,546/sqft	AED 1.12M	1,515-2.0%	—	-4.1%	170
30	Sky Line by Peace Homes0% · Q1 2030 · off-plan 1,498/sqft	AED 750,000	1,498-3.1%	—	—	144

Rank 1 is the dearest per square foot. Differences are against Reef 998 (AED 1,546/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Reef 998 has registered sale prices 26% above the Dubailand Residence Complex median price per square foot of 1,223 AED, across 98 eligible buildings. It ranks 9th of 98 by price per square foot in Dubailand Residence Complex.

Market context in Dubailand Residence Complex

Registered sales activity

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

+1.3% in median AED/sqft versus the preceding year, supported by 633 current and 1,336 prior price observations.

Explore sales activity

Planned apartment projects

4,146 known registered units across 22 pending projects planned within one year of the 2026-07-06 register.

2 projects had already passed their planned date; 4 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

14,309 apartments are planned in Dubailand Residence Complex from 2026 to 2028, equal to 190% of the 7,534 homes let there today.

Ready prices per sqft fell in 14% of 36 buildings (counted once per bedroom type) in Dubailand Residence Complex with sales in both years; the typical one moved +7.3%.

The pooled median moved +1.3%: 6.0 points less than the typical building, because different buildings traded in each year.

New-lease rents fell in 17% of 29 buildings (counted once per bedroom type) with leases in both years; the typical one moved +0.9%.

How these are counted

Find service-charge budget evidence for Reef 998

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 Reef 998

Reef 998 is an under-construction (0% built) apartment building by Reef Luxury in Dubailand Residence Complex. 280 sales are registered with the Dubai Land Department.

Pinned by Google from the registered name; verify the plot before relying on it.Open in Google Maps

The building, as registered

Floors: 28
Lifts: 8
Parking bays: 345
Pools: 1
Master developer: Reef Luxury

Nearest, as registered

Reef 998: AED 1,546 per sq ft, 17% above the median Dubailand Residence Complex 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

Reef 998AED 1,546
Dubailand Residence Complex, readyAED 817
Dubailand Residence Complex, off-planAED 1,485
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.

Upcoming supply in Dubailand Residence Complex, by handover quarter

Nearby in Dubailand Residence Complex

Every building in Dubailand Residence Complex →

Prices per sq ft around Reef 998, on the map

Pills show median sale price, AED. 79 buildings pinned from Google place records and Apple geocoding · Reef 998 is the inverted pinOpen in Apple Maps

Cove Grand Residence by Imtiaz

Dubailand Residence Complex · 332 sales, 12 months

763,157

AED, resale median · 1,558/sqft

Peace Lagoons by Peace Homes

Dubailand Residence Complex · 200 sales, 12 months

1.02M

AED, resale median · 1,458/sqft

Cove Edition Residence 6 by Imtiaz

Dubailand Residence Complex · 186 sales, 12 months

745,760

AED, resale median · 1,670/sqft

The Corner

Dubailand Residence Complex · 95 sales, 12 months

1.11M

AED, resale median · 1,088/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
82 registered sales in 12 months
On record
Rental evidence · 1 bed
1 new and 9 renewal contracts in 12 months · rent source: this building
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
Reef 998: not recorded complete, 0% built, planned 2028-06-30 · register data to 2026-07-06
On record
Developer
Reef Luxury · 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 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 Reef 998’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: 4,745AED; 4.5% over 25 years
Monthly rent: 5,417AED; AED 65,000 a year
Cash needed at purchase: 296,357AED; 20% down plus AED 82,957 in fees

Owning costs AED 226,316 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 Reef 998?: No gross yield is published for Reef 998 as of 2026-10-12: fewer than 5 new Ejari contracts were registered in the last 12 months. In the last 12 months it had 82 registered sales and 1 new Ejari contract; a published yield needs at least 5 new contracts and 3 sales. The Dubailand Residence Complex median is 7.8% gross.
How much does a 1 bedroom in Reef 998 cost?: The median registered sale price is AED 1.07M (1,546 AED/sqft), from 82 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
Have prices in Reef 998 risen or fallen?: Median price per square foot moved +5.1% over the last 12 months against the 12 before it, on 82 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 1 bedroom in Reef 998?: The median new annual rent is AED 65,000, from 1 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.
How many apartments change hands in Reef 998?: 82 sales were registered with the Dubai Land Department in the last 12 months, alongside 1 Ejari rental contracts. Every median on this page rests on those counts.

For agents

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