What is the rental yield in Hameni Tower?

Hameni Tower returns 7.03% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 114 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Hameni Tower cost?

The median registered sale price is AED 1.29M (1,369 AED/sqft), from 38 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Hameni Tower selling for right now?

Registered sales of ready units in Hameni Tower over the last 12 months have a median of 1,379 AED/sqft, across 15 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 Hameni Tower risen or fallen?

Median price per square foot moved +0.9% over the last 12 months against the 12 before it, on 38 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Hameni Tower compare with Jumeirah Village Circle?

Its 7.03% gross yield sits -0.8 pts against the Jumeirah Village Circle median of 7.80%, computed at the same bedroom grain over the same 24-month window.

Hameni Tower — sale prices & yield | Jumeirah Village Circle, Dubai

Buy: 1.29MAED; AED 1,379/sqft
Long-let: 7.03%; AED 87,000/yr
Short-let: 8.07%; AED 488/night · 0.52/sqft

Price per sqft: Median of 15 registered sales of ready units in the last 12 months, most recent July 2026.

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

Yield spread: -0.8 pts; vs the Jumeirah Village Circle median for this unit type
Turnover upside: -3.3%; new tenants pay less than sitting ones — 78 renewals
AED/yr/sqft: AED 92
Sales: 38
Rental contracts: 114
Renewal rent: AED 90,000/yr

12 months: +0.9%
3 years: +25.6%+7.9%/yr
5 years: +76.5%+12.0%/yr

Based on 38 sales and 114 rental contracts in the last 24 months. Rental data covers the whole Hameni project, not this tower alone.

Hameni Tower is an apartment building in Jumeirah Village Circle, Dubai, one of the towers in the Hameni development. The closest metro station is Dubai Internet City, the nearest mall Marina Mall and the nearest landmark Sports City Swimming Academy. Land Department records for it run from 2015 to 2026, 1,670 registered sales in all — the 38 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Hameni Tower, 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 848,500	1374	7.39% -1.0 pts	+1.8%	22
1 bed	AED 1.29M	1369	7.03% -0.8 pts	+0.9%	38
2 bed	AED 2.07M	1371	6.37% -1.0 pts	+7.4%	22
3 bed	AED 2.88M	1175	6.55% -0.8 pts	+1.3%	8
4+ bed	AED 5.60M	1257	—	—	1

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.

Short-let rates around Hameni Tower

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	488	0.79	AED 110,050	AED 65,000	1.7×	12.97%	6+
1 bed500m	488	0.52	AED 104,545	AED 87,000	1.2×	8.07%	20+
2 bed500m	890	0.59	AED 194,270	AED 130,000	1.5×	9.39%	3+

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 Hameni Tower itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Hameni Tower between 2015 and 2020 went for a median of AED 900/sqft (AED 1.00M). The same building resells today at AED 1,365/sqft (AED 1.33M) — an uplift of +33.0%.

Based on 469 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.

35 resales in the last 12 months, against 64 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
12 Aug 2026	3 bed	2,536	AED 3,000,000	1,183
29 Jul 2026	1 bed	958	AED 52,848	—
28 Jul 2026	1 bed	958	AED 54,293	—
9 Jul 2026	2 bed	1,407	AED 2,000,000	1,421
9 Jul 2026	2 bed	1,885	AED 2,390,000	1,268

5 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.

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: 27
Flats: 497
Lifts: 6
Parking bays: 701
Swimming pools: 1
Flats per lift: 82.83
Parking per flat: 1.41
Pools per 100 flats: 0.2

Nearby

Metro: Dubai Internet City
Mall: Marina Mall
Landmark: Sports City Swimming Academy

Compare with nearby buildings

The most-traded buildings in Jumeirah Village Circle, on the same figures over the same window.

Highest rental yields in Jumeirah Village Circle · Hameni Tower places 193rd of 199

Common questions

What is the rental yield in Hameni Tower?: Hameni Tower returns 7.03% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 114 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Hameni Tower cost?: The median registered sale price is AED 1.29M (1,369 AED/sqft), from 38 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Hameni Tower selling for right now?: Registered sales of ready units in Hameni Tower over the last 12 months have a median of 1,379 AED/sqft, across 15 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 Hameni Tower risen or fallen?: Median price per square foot moved +0.9% over the last 12 months against the 12 before it, on 38 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Hameni Tower compare with Jumeirah Village Circle?: Its 7.03% gross yield sits -0.8 pts against the Jumeirah Village Circle median of 7.80%, computed at the same bedroom grain over the same 24-month window.

Hameni Tower