What is the rental yield in Emirates Gardens1 1 - L2?

Emirates Gardens1 1 - L2 returns 8.00% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 62 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Emirates Gardens1 1 - L2 cost?

The median registered sale price is AED 743,750 (761 AED/sqft), from 8 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

Have prices in Emirates Gardens1 1 - L2 risen or fallen?

Median price per square foot moved +22.7% over the last 12 months against the 12 before it, on 8 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Emirates Gardens1 1 - L2 compare with Jumeirah Village Circle?

Its 8.00% gross yield sits +0.2 pts against the Jumeirah Village Circle median of 7.80%, computed at the same bedroom grain over the same 24-month window.

Does Emirates Gardens1 1 - L2 earn more short-let than long-let?

A night asks a median of AED 514, which models to 14.85% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 8.00% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Emirates Gardens1 1 - L2 — sale prices & yield | Jumeirah Village Circle, Dubai

Buy: 743,750AED; AED 761/sqft
Long-let: 8.00%; AED 60,000/yr
Short-let: 14.85%; AED 514/night · 0.53/sqft

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

Yield spread: +0.2 pts; vs the Jumeirah Village Circle median for this unit type
Turnover upside: +9.9%; new tenants pay more than sitting ones — 87 renewals
AED/yr/sqft: AED 60
Sales: 8
Rental contracts: 62
Renewal rent: AED 54,600/yr

12 months: +22.7%

Based on 8 sales and 62 rental contracts in the last 24 months. Rental data covers the whole Emirates Garden 1 (lavender - Gardenia - Rose) project, not this tower alone.

Emirates Gardens1 1 - L2 is an apartment building in Jumeirah Village Circle, Dubai, one of the towers in the Emirates Garden 1 (lavender - Gardenia - Rose) development. The closest metro station is Dubai Internet City, the nearest mall Mall of the Emirates and the nearest landmark Sports City Swimming Academy. Land Department records for it run from 2015 to 2026, 140 registered sales in all — the 8 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Emirates Gardens1 1 - L2, 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 480,000	891	10.00% +1.6 pts	—	1
1 bed	AED 743,750	761	8.00% +0.2 pts	+22.7%	8
2 bed	AED 1.40M	665	7.31% -0.0 pts	-22.4%	3

Deltas compare each yield with the Jumeirah Village Circle 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.

Studio: Priced off the last 5 sales — most recent July 2025.

Short-let rates around Emirates Gardens1 1 - L2

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	423	0.78	AED 95,331	AED 45,000	2.1×	19.86%	9+
1 bed500m	514	0.53	AED 110,438	AED 60,000	1.8×	14.85%	18+

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. Rows marked 500m widen to the surrounding cluster, because Emirates Gardens1 1 - L2 itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Emirates Gardens1 1 - L2 between 2009 and 2010 went for a median of AED 800/sqft (AED 651,000). The same building resells today at AED 761/sqft (AED 750,000) — an uplift of +15.2%.

Based on 5 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.

5 resales in the last 12 months, against 6 a year on average over 2023–2025.

Sales

Nothing registered in the last 3 months. Try a wider window.

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: Dubai Internet City
Mall: Mall of the Emirates
Landmark: Sports City Swimming Academy

Compare with nearby buildings

The most-traded buildings in Emirates Garden 1 (lavender - Gardenia - Rose), on the same figures over the same window.

Highest rental yields in Jumeirah Village Circle · Emirates Gardens1 1 - L2 places 163rd of 199

Common questions

What is the rental yield in Emirates Gardens1 1 - L2?: Emirates Gardens1 1 - L2 returns 8.00% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 62 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Emirates Gardens1 1 - L2 cost?: The median registered sale price is AED 743,750 (761 AED/sqft), from 8 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
Have prices in Emirates Gardens1 1 - L2 risen or fallen?: Median price per square foot moved +22.7% over the last 12 months against the 12 before it, on 8 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Emirates Gardens1 1 - L2 compare with Jumeirah Village Circle?: Its 8.00% gross yield sits +0.2 pts against the Jumeirah Village Circle median of 7.80%, computed at the same bedroom grain over the same 24-month window.
Does Emirates Gardens1 1 - L2 earn more short-let than long-let?: A night asks a median of AED 514, which models to 14.85% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 8.00% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Emirates Gardens1 1 - L2