What is the rental yield in Hds Sunstar?

Hds Sunstar returns 8.6% gross: a median new-contract rent of AED 55,692 a year (24 Ejari contracts in 12 months) over a price benchmark of AED 650,000 (median of 8 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in Hds Sunstar cost?

The median registered sale price is AED 650,000 (724 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 Hds Sunstar selling for right now?

Registered sales of ready units in Hds Sunstar over the last 12 months have a median of 724 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 Hds Sunstar risen or fallen?

Median price per square foot moved +11.5% 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 Hds Sunstar compare with International City?

Its 8.6% gross yield sits +0.5 pts against the International City median of 8.1%, 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.

Hds Sunstar

Completed 2012
120 units
10 floors

A 1 bed in Hds Sunstar costs a median AED 650,000, rents long-let for AED 55,692/yr (8.6% gross), and returns 2.9% short-term at the assumed 70% occupancy.

Satellite view of Hds Sunstar, International City, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the International City district around Hds Sunstar, with roads and landmarks named. Apple Maps.

Street map around Hds Sunstar, International City, centred on its registered pin. Apple Maps.

1 bed · typical price

650,000AED

AED 724/sqft · +11.5% on a year

Rent a year: AED 55,692
Yield after service charge: 7.1%
vs International City: 17% above the median

Cost to buy, all inAED 693,850

Price: AED 650,000
DLD fee 4%: AED 26,000
Agent 2% + VAT: AED 13,650
Trustee: AED 4,200

Fees repaid by net rent11 months

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Is Hds Sunstar a good investment?Pays above the Dubai median, prices rising, fees repaid within a year, easy to sell and little new supply nearby, with nothing to watch

Does it pay a good rent?8.6% gross, 7.1% after the service charge (Dubai median 6.8%)8.6%Strength
Are rents going up?New 1 bed leases: AED 45,000 a year ago, AED 55,692 now (pooled across the project)+23.8%
Are prices going up?1 bed: AED 650/sqft a year ago, 724 now+11.5%Strength
How fast do fees pay back?AED 43,850 in fees to buy a 1 bed; net rent covers it in 1.0 years1.0 yrsStrength
Can I sell easily?15 sales in 12 months, 13% of the tower (8 the year before)15Strength
Is a lot being built nearby?459 apartments are planned in International City from 2026 to 2028, equal to 2% of the 24,476 homes let there today. A further 55 are past their planned date. International City supply by year →2%Strength
Did earlier buyers gain?Up 70% for buyers 3 years ago, before fees+69.8%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 →

Hds Sunstar prices and rents by unit typeA one-bed costs about AED 650,000 and rents for about AED 55,692 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
1 bed80 units · 844 sqft	AED 650,000724/sqft		8.6%+0.5 pts	AED 55,69224 contracts	+11.5%	8
2 bed40 units · 1,220 sqft	AED 800,000663/sqft		7.3%+0.6 pts	AED 58,00016 contracts	no prior year	7

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

Appreciation

1 bed · price per sqft · International City · area median AED 617/sqft

12-month change: +11.5%
3 years: +74.7% · +20.4%/yr
vs area median: +17.4%
Rank by price per sqft: 28th of 83

Rental income

1 bed · International City

Gross yield: 8.6%
Median new rent: AED 55,692/yr
Yield vs area median: +0.5 pts
Yield vs Dubai (6.8%): +1.8 pts
Yield rank: 12th of 27
Renewal rent: AED 44,050/yr
New tenants pay vs sitting (26 renewals): +26.4%

Short-term income

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

Modelled yield at 70% occupancy: 2.9%
Median nightly rate: AED 156
Net revenue: AED 18,632/yr
vs long-let rent: 0.3×
Listings seen: 3+

Read with care

Rental data covers the whole Hds Sunstar 1 project, not this tower alone.

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 711 · before fees

3 years ago: 419; +70%; 36 sales
Previous 12 months: 636; +12%; 8 sales
Last 12 months: 711; today; 15 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.

15 resales in the last 12 months, against 36 a year on average over 2023–2025.

Date	Type	Sqft	Price
12 Oct 2026	2 bed	1,301	AED 1,000,000	768
12 Aug 2026	2 bed	1,347	AED 777,179	577
10 Aug 2026	1 bed	976	AED 720,000	738
1 Jul 2026	2 bed	1,138	AED 700,000	615
6 Apr 2026	1 bed	844	AED 750,000	889
9 Mar 2026	2 bed	1,131	AED 890,000	787
9 Mar 2026	2 bed	1,131	AED 750,000	663
9 Mar 2026	1 bed	844	AED 600,000	711
11 Feb 2026	2 bed	1,301	AED 800,000	615
30 Jan 2026	2 bed	1,131	AED 920,000	813

15 resales in the last 12 months.

Short-term rates around Hds Sunstar

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 · 3+ listings seen	1560.17/sqft	AED 18,632	AED 55,692	0.3×	2.9%

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

Comparables in International City

Every International City building with a page, ranked by price per sqft over the same 12 months, all unit types. Hds Sunstar places 45th of 197; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
41	England Cluster Building X-16	AED 372,500	717+0.9%	—	—	4
42	Greece Cluster Building K-01	AED 345,000	713+0.3%	—	—	7
43	Greece Cluster Building K-10	AED 345,000	712+0.2%	—	—	3
44	Spain Cluster Building T-10	AED 322,500	7110.0%	—	—	4
45	Hds Sunstar · this buildingCompleted 2012	AED 720,000	711	7.9%	+11.8%	15
46	Persia Cluster Building N-09	AED 330,000	709-0.3%	—	+24.7%	5
47	France Cluster Building Q-10	AED 342,500	707-0.6%	—	—	4
48	France Cluster Building P-01	AED 352,500	707-0.6%	—	—	4
49	Trafalgar Executive	AED 650,000	706-0.8%	—	+23.6%	7

Rank 1 is the dearest per square foot. Differences are against Hds Sunstar (AED 711/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Hds Sunstar has registered sale prices 17% above the International City median price per square foot of 617 AED, across 83 eligible buildings. It ranks 28th of 83 by price per square foot and 12th of 27 by gross yield in International City.

Market context in International City

Registered sales activity

1,261 ready apartment sales in the 12 months to 2026-10-12.

+4.4% in median AED/sqft versus the preceding year, supported by 1,261 current and 1,792 prior price observations.

Explore sales activity

Planned apartment projects

102 known registered units across 1 pending projects planned within one year of the 2026-07-06 register.

1 projects had already passed their planned date; 0 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

459 apartments are planned in International City from 2026 to 2028, equal to 2% of the 24,476 homes let there today.

Ready prices per sqft fell in 5% of 39 buildings (counted once per bedroom type) in International City with sales in both years; the typical one moved +7.3%.

The pooled median moved +4.3%: 3.0 points less than the typical building, because different buildings traded in each year.

New-lease rents fell in 8% of 26 buildings (counted once per bedroom type) with leases in both years; the typical one moved +3.6%.

How these are counted

Find service-charge budget evidence for Hds Sunstar

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 Hds Sunstar

Hds Sunstar is an apartment building completed in 2012 in International City with 120 registered units. 156 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 10.74/sqft a year · 2026 budget
Floors: 10

Drive times · typical

Downtown: 23 min · 21 km
DXB Airport: 16 min · 18 km
DIFC: 20 min · 24 km
Dubai Marina: 31 min · 39 km
Palm Jumeirah: 37 min · 43 km

Nearest, as registered

Metro: Rashidiya Metro Station
Mall: City Centre Mirdif

Hds Sunstar: AED 711 per sq ft, 10% above the median International City building, and a 7.9% 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

Hds SunstarAED 711
International City, readyAED 654
International City, off-planAED 1,242
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

Hds SunstarInternational City median building

International City7.9% vs 8.6%

Line: the 10th to 90th percentile of 42 buildings in International City. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Upcoming supply in International City, by handover quarter

Nearby in International City

Every building in International City →

Prices per sq ft around Hds Sunstar, on the map

Pills show median sale price, AED. 159 buildings pinned from Google place records and Apple geocoding · Hds Sunstar is the inverted pinOpen in Apple Maps

Ryze by AUM

International City · 60 sales, 12 months

700,055

AED, resale median · 1,243/sqft

Classic Apartment

International City · 26 sales, 12 months

597,500

AED, resale median · 592/sqft

Crystal Tower by VHS

International City · 23 sales, 12 months

698,249

AED, resale median · 1,200/sqft

Lawnz by Danube Block 4

International City · 18 sales, 12 months

522,500

AED, resale median · 1,198/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
8 registered sales in 12 months
On record
Rental evidence · 1 bed
24 new and 26 renewal contracts in 12 months · rent source: project (pooled)
Read with care
Service charge
AED 10.74/sqft a year, 2026 owners-association budget; 7.1% yield after it. Confirm against the latest invoice.
On record
Project register
Hds Sunstar 1: recorded complete 2012-05-15 · register data to 2026-07-06
On record
Short-term assumption
Modelled at the published 70% 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 2026-10-13
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 Hds Sunstar’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: 2,890AED; 4.5% over 25 years
Monthly rent: 4,641AED; AED 55,692 a year
Cash needed at purchase: 183,350AED; 20% down plus AED 53,350 in fees

Owning costs AED 220,500 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 Hds Sunstar?: Hds Sunstar returns 8.6% gross: a median new-contract rent of AED 55,692 a year (24 Ejari contracts in 12 months) over a price benchmark of AED 650,000 (median of 8 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.
How much does a 1 bedroom in Hds Sunstar cost?: The median registered sale price is AED 650,000 (724 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 Hds Sunstar selling for right now?: Registered sales of ready units in Hds Sunstar over the last 12 months have a median of 724 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 Hds Sunstar risen or fallen?: Median price per square foot moved +11.5% 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 Hds Sunstar compare with International City?: Its 8.6% gross yield sits +0.5 pts against the International City median of 8.1%, 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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Hds Sunstar 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
Canonical record: /sale/apartments/dubai/international-city/hds-sunstar
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Hds Sunstar sale prices and yield.” International City, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/international-city/hds-sunstar

Stable dataJSON