Shams 4

1. Does it pay a good rent?No Ejari lease registered here in 12 months, so any yield quoted is an estimateNo record
2. Are rents going up?No lease registered in 12 months, so no rent trend to readNo record
3. Are prices going up?2 bed: AED 1,703/sqft a year ago, 1,846 now+8.4%Strength
4. How fast do fees pay back?AED 165,545 in fees to buy a 2 bed: DLD 4%, agent 2% plus VAT, trusteeAED 165,545
5. Can I sell easily?13 sales in 12 months (19 the year before)13
6. Did earlier buyers gain?Up 60% for buyers 5 years ago, before fees+60.2%Context

13 resales in the last 12 months, against 19 a year on average over 2023–2025.

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

At 2 bed, Shams 4 has registered sale prices 12% above the Jumeirah Beach Residence median price per square foot of 1,655 AED, across 23 eligible buildings. It ranks 8th of 23 by price per square foot in Jumeirah Beach Residence.

• Sales and rents to
  2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
  On record
• Sales evidence · 2 bed
  6 registered sales in 12 months
  On record
• Rental evidence · 2 bed
  No Ejari contract registered: not yet let
  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
  No project number on this building's record, so completion status and developer cannot be joined.
  Not 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
• Costs not included
  4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
  Not in the yield

What is the rental yield in Shams 4?

No gross yield is published for Shams 4 as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 6 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Jumeirah Beach Residence median is 4.1% gross.

How much does a 2 bedroom in Shams 4 cost?

The median registered sale price is AED 2.65M (1,846 AED/sqft), from 6 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in Shams 4 selling for right now?

Registered sales of ready units in Shams 4 over the last 12 months have a median of 1,846 AED/sqft, across 6 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 Shams 4 risen or fallen?

Median price per square foot moved +8.4% over the last 12 months against the 12 before it, on 6 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

Does Shams 4 earn more short-term than long-let?

A night asks a median of AED 1,003, which models to 7.3% net at an assumed 70% occupancy for a self-managed unit, after platform fees, cleaning and utilities. Nightly rates are asking rates sampled across the next 12 months, not registered income.