What is the rental yield in Riah Towers?

Riah Towers returns 6.41% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 11 rental contracts registered in the last 24 months.

How much does a 3 bedroom in Riah Towers cost?

The median registered sale price is AED 2.20M (1,032 AED/sqft), from 13 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

Have prices in Riah Towers risen or fallen?

Median price per square foot moved +9.4% over the last 12 months against the 12 before it, on 13 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Riah Towers compare with Jaddaf Waterfront?

Its 6.41% gross yield sits -0.2 pts against the Jaddaf Waterfront median of 6.66%, computed at the same bedroom grain over the same 24-month window.

Does Riah Towers earn more short-let than long-let?

A night asks a median of AED 850, which models to 7.91% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 6.41% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Riah Towers — sale prices & yield | Jaddaf Waterfront, Dubai

Buy: 2.20MAED; AED 1,032/sqft
Long-let: 6.41%; AED 150,000/yr
Short-let: 7.91%; AED 850/night · 0.40/sqft

Priced off the last 5 sales — most recent December 2025.

Yield spread: -0.2 pts; vs the Jaddaf Waterfront median for this unit type
Turnover upside: +15.4%; new tenants pay more than sitting ones — 17 renewals
AED/yr/sqft: AED 70
Sales: 13
Rental contracts: 11
Renewal rent: AED 130,000/yr

12 months: +9.4%
3 years: +40.0%+11.9%/yr
5 years: +35.7%+6.3%/yr

Based on 13 sales and 11 rental contracts in the last 24 months.

Riah Towers is an apartment building in Jaddaf Waterfront, Dubai. The closest metro station is Creek Metro Station, the nearest mall Dubai Mall and the nearest landmark Dubai International Airport. Land Department records for it run from 2016 to 2026, 570 registered sales in all — the 13 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Riah Towers, 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 847,500	1106	7.07% -0.5 pts	+39.5%	4
1 bed	AED 935,000	969	7.08% +0.0 pts	+26.6%	10
2 bed	AED 1.58M	917	6.47% +0.2 pts	+29.6%	10
3 bed	AED 2.20M	1032	6.41% -0.2 pts	+9.4%	13

Deltas compare each yield with the Jaddaf Waterfront 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 Riah Towers

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	623	0.81	AED 140,745	AED 58,000	2.4×	16.61%	2+
1 bed500m	570	0.59	AED 124,453	AED 75,000	1.7×	13.31%	8+
2 bed500m	1,033	0.60	AED 225,978	AED 110,000	2.1×	14.30%	2+
3 bed500m	850	0.40	AED 173,984	AED 150,000	1.2×	7.91%	1+

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 Riah Towers itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Riah Towers between 2016 and 2017 went for a median of AED 810/sqft (AED 1.23M). The same building resells today at AED 963/sqft (AED 1.56M) — an uplift of +26.4%.

Based on 43 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.

9 resales in the last 12 months, against 30 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
24 Jun 2026	2 bed	1,646	AED 2,100,000	1,276

1 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
8 Aug 2026	3 bed	2,138	AED 150,000	70	Renewal
1 Aug 2026	3 bed	2,091	AED 47,938	23	New
1 Aug 2026	3 bed	2,078	AED 183,500	88	Renewal
21 Jul 2026	2 bed	1,419	AED 90,000	63	New
10 Jul 2026	1 bed	867	AED 70,000	81	New
20 Jun 2026	2 bed	1,646	AED 100,000	61	New
12 Jun 2026	2 bed	1,646	AED 95,000	58	New
1 Jun 2026	1 bed	867	AED 75,000	87	New

8 contracts starting on or after 26 May 2026.

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: 17
Flats: 156
Lifts: 4
Parking bays: 311
Swimming pools: 1
Flats per lift: 39
Parking per flat: 1.99
Pools per 100 flats: 0.64

Nearby

Metro: Creek Metro Station
Mall: Dubai Mall
Landmark: Dubai International Airport

Compare with nearby buildings

The most-traded buildings in Jaddaf Waterfront, on the same figures over the same window.

Highest rental yields in Jaddaf Waterfront · Riah Towers places 6th of 10

Common questions

What is the rental yield in Riah Towers?: Riah Towers returns 6.41% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 11 rental contracts registered in the last 24 months.
How much does a 3 bedroom in Riah Towers cost?: The median registered sale price is AED 2.20M (1,032 AED/sqft), from 13 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
Have prices in Riah Towers risen or fallen?: Median price per square foot moved +9.4% over the last 12 months against the 12 before it, on 13 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Riah Towers compare with Jaddaf Waterfront?: Its 6.41% gross yield sits -0.2 pts against the Jaddaf Waterfront median of 6.66%, computed at the same bedroom grain over the same 24-month window.
Does Riah Towers earn more short-let than long-let?: A night asks a median of AED 850, which models to 7.91% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 6.41% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Riah Towers