What is the rental yield in Banyan Tree Residences Hillside Dubai?

Banyan Tree Residences Hillside Dubai returns 6.86% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 71 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Banyan Tree Residences Hillside Dubai cost?

The median registered sale price is AED 2.10M (2,341 AED/sqft), from 22 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Banyan Tree Residences Hillside Dubai selling for right now?

Registered sales of ready units in Banyan Tree Residences Hillside Dubai over the last 12 months have a median of 2,323 AED/sqft, across 8 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 Banyan Tree Residences Hillside Dubai risen or fallen?

Median price per square foot moved -2.2% over the last 12 months against the 12 before it, on 22 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Banyan Tree Residences Hillside Dubai compare with Jumeirah Lake Towers?

Its 6.86% 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.

Banyan Tree Residences Hillside Dubai — sale prices & yield

Buy: 2.10MAED; AED 2,323/sqft
Long-let: 6.86%; AED 144,000/yr
Short-let: 6.78%; AED 638/night · 0.71/sqft

Price per sqft: Median of 8 registered sales of ready units in the last 12 months, most recent June 2026.

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

Yield spread: -0.2 pts; vs the Jumeirah Lake Towers median for this unit type
AED/yr/sqft: AED 159
Sales: 22
Rental contracts: 71
Renewal rent: AED 144,000/yr

12 months: -2.2%
3 years: +13.2%+4.2%/yr
5 years: +29.8%+5.4%/yr

Based on 22 sales and 71 rental contracts in the last 24 months.

Banyan Tree Residences Hillside Dubai is an apartment building in Jumeirah Lake Towers, Dubai. The closest metro station is Damac Properties, the nearest mall Marina Mall and the nearest landmark Sports City Swimming Academy. Land Department records for it run from 2018 to 2026, 672 registered sales in all — the 22 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Banyan Tree Residences Hillside Dubai, 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 530,000	1185	—	—	1
1 bed	AED 2.10M	2341	6.86% -0.2 pts	-2.2%	22
2 bed	AED 3.84M	2534	5.66% -0.8 pts	+1.4%	14
3 bed	AED 5.35M	2429	6.55% +0.0 pts	-5.4%	8
4+ bed	AED 9.90M	3144	—	-19.6%	3

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 Banyan Tree Residences Hillside Dubai

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	657	1.47	AED 154,482	—	—	29.15%	1+
1 bed500m	638	0.71	AED 142,372	AED 144,000	1.0×	6.78%	6+
2 bed	1,074	0.71	AED 239,581	AED 215,000	1.1×	6.24%	1+
3 bed500m	1,279	0.58	AED 278,643	AED 360,000	0.8×	5.21%	3+

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 Banyan Tree Residences Hillside Dubai itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Banyan Tree Residences Hillside Dubai between 2018 and 2020 went for a median of AED 1,687/sqft (AED 2.45M). The same building resells today at AED 2,417/sqft (AED 3.45M) — an uplift of +40.9%.

Based on 13 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.

15 resales in the last 12 months, against 29 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
24 Jun 2026	2 bed	1,490	AED 3,400,000	2,282
24 Jun 2026	1 bed	851	AED 1,660,000	1,951

2 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
10 Nov 2026	3 bed	2,198	AED 300,000	136	Renewal
20 Sept 2026	2 bed	1,455	AED 200,001	137	Renewal
1 Sept 2026	1 bed	927	AED 140,000	151	Renewal
1 Sept 2026	2 bed	1,455	AED 175,000	120	New
22 Aug 2026	1 bed	927	AED 150,000	162	New
20 Aug 2026	1 bed	926	AED 135,000	146	Renewal
11 Aug 2026	1 bed	926	AED 130,000	140	Renewal
7 Aug 2026	2 bed	1,455	AED 190,000	131	New
21 Jul 2026	1 bed	926	AED 154,171	167	Renewal
21 Jul 2026	2 bed	1,448	AED 234,600	162	Renewal
17 Jul 2026	1 bed	927	AED 144,000	155	Renewal
15 Jul 2026	2 bed	1,490	AED 185,000	124	New
13 Jul 2026	1 bed	929	AED 140,000	151	Renewal
21 Jun 2026	1 bed	929	AED 135,000	145	Renewal
21 Jun 2026	3 bed	2,358	AED 355,000	151	New
20 Jun 2026	2 bed	1,455	AED 200,000	137	Renewal
14 Jun 2026	1 bed	926	AED 125,000	135	New
11 Jun 2026	2 bed	1,455	AED 189,474	130	New
1 Jun 2026	2 bed	1,490	AED 245,000	164	Renewal

19 contracts starting on or after 26 May 2026.

Start dates after 26 Aug 2026 are contracts already filed for a later move-in. They count towards the rent medians above for the same reason they appear here.

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: 34
Lifts: 7
Parking bays: 319
Swimming pools: 1

Nearby

Metro: Damac Properties
Mall: Marina Mall
Landmark: Sports City Swimming Academy

Compare with nearby buildings

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

Highest rental yields in Jumeirah Lake Towers · Banyan Tree Residences Hillside Dubai places 30th of 31

Common questions

What is the rental yield in Banyan Tree Residences Hillside Dubai?: Banyan Tree Residences Hillside Dubai returns 6.86% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 71 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Banyan Tree Residences Hillside Dubai cost?: The median registered sale price is AED 2.10M (2,341 AED/sqft), from 22 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Banyan Tree Residences Hillside Dubai selling for right now?: Registered sales of ready units in Banyan Tree Residences Hillside Dubai over the last 12 months have a median of 2,323 AED/sqft, across 8 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 Banyan Tree Residences Hillside Dubai risen or fallen?: Median price per square foot moved -2.2% over the last 12 months against the 12 before it, on 22 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Banyan Tree Residences Hillside Dubai compare with Jumeirah Lake Towers?: Its 6.86% 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.

Banyan Tree Residences Hillside Dubai