What is the rental yield in Living Garden II?

Living Garden II returns 8.78% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 51 rental contracts registered in the last 24 months.

How much does a studio in Living Garden II cost?

The median registered sale price is AED 485,000 (1,316 AED/sqft), from 13 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Living Garden II selling for right now?

Registered sales of ready units in Living Garden II over the last 12 months have a median of 1,339 AED/sqft, across 6 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 Living Garden II risen or fallen?

Median price per square foot moved +2.1% over the last 12 months against the 12 before it, on 13 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Living Garden II compare with Jumeirah Village Circle?

Its 8.78% gross yield sits +0.3 pts against the Jumeirah Village Circle median of 8.43%, computed at the same bedroom grain over the same 24-month window.

Living Garden II — sale prices & yield | Jumeirah Village Circle, Dubai

Buy: 485,000AED; AED 1,339/sqft
Long-let: 8.78%; AED 43,000/yr
Short-let: 20.09%; AED 420/night · 1.14/sqft

Price per sqft: Median of 6 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: +0.3 pts; vs the Jumeirah Village Circle median for this unit type
Turnover upside: +13.2%; new tenants pay more than sitting ones — 35 renewals
AED/yr/sqft: AED 112
Sales: 13
Rental contracts: 51
Renewal rent: AED 38,000/yr

12 months: +2.1%
3 years: +57.4%+16.3%/yr
5 years: +50.5%+8.5%/yr

Based on 13 sales and 51 rental contracts in the last 24 months.

Living Garden II is an apartment building in Jumeirah Village Circle, Dubai. The closest metro station is Nakheel Metro Station, the nearest mall Marina Mall and the nearest landmark Sports City Swimming Academy. Land Department records for it run from 2019 to 2026, 318 registered sales in all — the 13 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Living Garden II, 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 485,000	1316	8.78% +0.3 pts	+2.1%	13
1 bed	AED 810,000	972	9.03% +1.2 pts	—	7

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.

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

Short-let rates around Living Garden II

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	420	1.14	AED 97,447	AED 43,000	2.3×	20.09%	3+
1 bed500m	479	0.57	AED 104,216	AED 65,000	1.6×	12.87%	32+

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 Living Garden II itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Living Garden II between 2019 and 2021 went for a median of AED 940/sqft (AED 393,333). The same building resells today at AED 1,204/sqft (AED 495,000) — an uplift of +25.9%.

Based on 79 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.

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

Sales

Date	Type	Sqft	Price	AED/sqft
12 Jun 2026	Studio	370	AED 450,000	1,215

1 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
1 Sept 2026	Studio	369	AED 50,000	136	New
1 Sept 2026	Studio	553	AED 38,000	69	New
21 Aug 2026	Studio	509	AED 36,000	71	New
20 Aug 2026	1 bed	846	AED 65,000	77	New
20 Aug 2026	1 bed	753	AED 70,000	93	Renewal
10 Aug 2026	Studio	370	AED 41,000	111	New
10 Aug 2026	Studio	393	AED 38,000	97	New
5 Aug 2026	Studio	304	AED 34,000	112	New
1 Aug 2026	Studio	513	AED 33,000	64	Renewal
31 Jul 2026	Studio	351	AED 38,000	108	New
25 Jul 2026	Studio	545	AED 47,000	86	New
20 Jul 2026	Studio	537	AED 60,000	112	New
16 Jul 2026	Studio	348	AED 42,000	121	Renewal
14 Jul 2026	Studio	343	AED 45,000	131	New
1 Jul 2026	Studio	509	AED 33,880	67	Renewal
30 Jun 2026	Studio	370	AED 38,400	104	New
25 Jun 2026	Studio	338	AED 36,750	109	Renewal
2 Jun 2026	1 bed	679	AED 115,000	169	Renewal
1 Jun 2026	Studio	558	AED 66,000	118	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: 7
Lifts: 2
Parking bays: 112

Nearby

Metro: Nakheel Metro Station
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 · Living Garden II places 50th of 199

Common questions

What is the rental yield in Living Garden II?: Living Garden II returns 8.78% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 51 rental contracts registered in the last 24 months.
How much does a studio in Living Garden II cost?: The median registered sale price is AED 485,000 (1,316 AED/sqft), from 13 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Living Garden II selling for right now?: Registered sales of ready units in Living Garden II over the last 12 months have a median of 1,339 AED/sqft, across 6 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 Living Garden II risen or fallen?: Median price per square foot moved +2.1% over the last 12 months against the 12 before it, on 13 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Living Garden II compare with Jumeirah Village Circle?: Its 8.78% gross yield sits +0.3 pts against the Jumeirah Village Circle median of 8.43%, computed at the same bedroom grain over the same 24-month window.

Living Garden II