What is the rental yield in Armada 3?

Armada 3 returns 7.26% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 167 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Armada 3 cost?

The median registered sale price is AED 1.05M (1,228 AED/sqft), from 30 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Armada 3 selling for right now?

Registered sales of ready units in Armada 3 over the last 12 months have a median of 1,260 AED/sqft, across 11 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.

Have prices in Armada 3 risen or fallen?

Median price per square foot moved +4.3% over the last 12 months against the 12 before it, on 30 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Armada 3 compare with Jumeirah Lake Towers?

Its 7.26% gross yield sits +0.2 pts against the Jumeirah Lake Towers median of 7.08%, computed at the same bedroom grain over the same 24-month window.

Armada 3 — sale prices & yield | Jumeirah Lake Towers, Dubai

Buy: 1.05MAED; AED 1,260/sqft
Long-let: 7.26%; AED 82,000/yr
Short-let: 9.03%; AED 443/night · 0.52/sqft

Price per sqft: Median of 11 registered sales of ready units in the last 12 months, most recent August 2026.

Priced off the last 5 sales — most recent August 2026.

Yield spread: +0.2 pts; vs the Jumeirah Lake Towers median for this unit type
Turnover upside: +9.3%; new tenants pay more than sitting ones — 186 renewals
AED/yr/sqft: AED 98
Sales: 30
Rental contracts: 167
Renewal rent: AED 75,000/yr

12 months: +4.3%
3 years: +43.1%+12.7%/yr

Based on 30 sales and 167 rental contracts in the last 24 months. Rental data covers the whole Armada Towers project, not this tower alone.

Armada 3 is an apartment building in Jumeirah Lake Towers, Dubai, one of the towers in the Armada Towers development. The closest metro station is Marina Mall Metro Station, the nearest mall Marina Mall and the nearest landmark Burj Al Arab. Land Department records for it run from 2015 to 2026, 434 registered sales in all — the 30 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Armada 3, 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 740,000	1540	8.33% +0.3 pts	-2.7%	7
1 bed	AED 1.05M	1228	7.26% +0.2 pts	+4.3%	30
2 bed	AED 1.72M	1308	7.53% +1.1 pts	-3.4%	16

Deltas compare each yield with the Jumeirah Lake Towers 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 Armada 3

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
1 bed	443	0.52	AED 94,846	AED 82,000	1.2×	9.03%	6+

Nightly rate per sqft through the year

Median nightly rate per sqft by month of stay. Smaller, fainter points rest on fewer listings. Per-sqft puts different bedroom types on the same axis.

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.

Recent transactions

As filed with the Land Department — data to 2026-08-26.

21 resales in the last 12 months, against 24 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
25 Aug 2026	1 bed	843	AED 1,200,000	1,423
22 Jun 2026	1 bed	828	AED 1,160,000	1,401
22 Jun 2026	2 bed	1,315	AED 1,670,000	1,270

3 resales in the last 3 months.

Rental contracts

The rent figures on this page are pooled from this building’s project, so no individual contract can be attributed to this tower.

Nearby

Metro: Marina Mall Metro Station
Mall: Marina Mall
Landmark: Burj Al Arab

Compare with nearby buildings

The most-traded buildings in Armada Towers, on the same figures over the same window.

Highest rental yields in Jumeirah Lake Towers · Armada 3 places 13th of 31

Common questions

What is the rental yield in Armada 3?: Armada 3 returns 7.26% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 167 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Armada 3 cost?: The median registered sale price is AED 1.05M (1,228 AED/sqft), from 30 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Armada 3 selling for right now?: Registered sales of ready units in Armada 3 over the last 12 months have a median of 1,260 AED/sqft, across 11 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.
Have prices in Armada 3 risen or fallen?: Median price per square foot moved +4.3% over the last 12 months against the 12 before it, on 30 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Armada 3 compare with Jumeirah Lake Towers?: Its 7.26% gross yield sits +0.2 pts against the Jumeirah Lake Towers median of 7.08%, computed at the same bedroom grain over the same 24-month window.

Armada 3