What is the rental yield in Marwa Heights?

Marwa Heights returns 9.41% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 27 rental contracts registered in the last 24 months.

How much does a studio in Marwa Heights cost?

The median registered sale price is AED 525,000 (1,264 AED/sqft), from 15 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Marwa Heights selling for right now?

Registered sales of ready units in Marwa Heights over the last 6 months have a median of 1,264 AED/sqft, across 5 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 Marwa Heights risen or fallen?

Median price per square foot moved +0.2% over the last 12 months against the 12 before it, on 15 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Marwa Heights compare with Jumeirah Village Circle?

Its 9.41% gross yield sits +1.0 pts against the Jumeirah Village Circle median of 8.43%, computed at the same bedroom grain over the same 24-month window.

Marwa Heights — sale prices & yield | Jumeirah Village Circle, Dubai

Buy: 525,000AED; AED 1,264/sqft
Long-let: 9.41%; AED 48,000/yr
Short-let: 17.10%; AED 392/night · 0.94/sqft

Price per sqft: Median of 5 registered sales of ready units in the last 6 months, most recent July 2026.

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

Yield spread: +1.0 pts; vs the Jumeirah Village Circle median for this unit type
Turnover upside: +4.3%; new tenants pay more than sitting ones — 10 renewals
AED/yr/sqft: AED 108
Sales: 15
Rental contracts: 27
Renewal rent: AED 46,000/yr

12 months: +0.2%
3 years: +10.1%+3.3%/yr

Based on 15 sales and 27 rental contracts in the last 24 months.

Marwa Heights is an apartment building in Jumeirah Village Circle, Dubai. 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 2022 to 2026, 372 registered sales in all — the 15 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Marwa Heights, 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 525,000	1264	9.41% +1.0 pts	+0.2%	15
1 bed	AED 935,000	1122	8.16% +0.4 pts	-10.2%	10
2 bed	AED 1.50M	1101	8.33% +1.0 pts	-3.7%	13
3 bed	AED 2.29M	1307	7.58% +0.2 pts	-1.7%	4

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 Marwa Heights

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
Studio	392	0.94	AED 89,756	AED 48,000	1.9×	17.10%	1+
1 bed	402	0.48	AED 85,213	AED 80,000	1.1×	9.11%	1+
2 bed500m	881	0.65	AED 194,527	AED 115,000	1.7×	12.97%	15+

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 Marwa Heights itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Marwa Heights between 2022 and 2025 went for a median of AED 1,000/sqft (AED 853,874). The same building resells today at AED 1,151/sqft (AED 947,500) — an uplift of +11.3%.

Based on 117 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.

18 resales in the last 12 months, against 34 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
27 Jul 2026	Studio	443	AED 510,000	1,151
21 Jul 2026	2 bed	1,655	AED 1,500,000	906
6 Jul 2026	Studio	345	AED 530,000	1,538

3 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
1 Sept 2026	2 bed	1,245	AED 95,000	76	New
28 Aug 2026	Studio	390	AED 40,000	102	New
25 Aug 2026	Studio	443	AED 45,000	102	New
15 Aug 2026	2 bed	1,122	AED 90,000	80	New
15 Aug 2026	2 bed	1,122	AED 84,000	75	New
5 Aug 2026	Studio	345	AED 46,000	133	Renewal
1 Aug 2026	1 bed	721	AED 64,000	89	New
1 Aug 2026	Studio	390	AED 38,000	97	New
1 Aug 2026	2 bed	1,189	AED 90,000	76	New
1 Aug 2026	2 bed	1,189	AED 90,000	76	New
30 Jul 2026	1 bed	866	AED 72,000	83	New
28 Jul 2026	1 bed	1,048	AED 75,000	72	New
26 Jul 2026	2 bed	1,122	AED 85,000	76	New
8 Jul 2026	Studio	390	AED 45,000	115	New
3 Jul 2026	1 bed	832	AED 70,000	84	New
30 Jun 2026	Studio	443	AED 48,000	108	New
10 Jun 2026	2 bed	1,655	AED 140,000	85	New

17 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: 16
Lifts: 3
Parking bays: 180
Swimming pools: 1

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 · Marwa Heights places 1st of 199

Common questions

What is the rental yield in Marwa Heights?: Marwa Heights returns 9.41% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 27 rental contracts registered in the last 24 months.
How much does a studio in Marwa Heights cost?: The median registered sale price is AED 525,000 (1,264 AED/sqft), from 15 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Marwa Heights selling for right now?: Registered sales of ready units in Marwa Heights over the last 6 months have a median of 1,264 AED/sqft, across 5 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 Marwa Heights risen or fallen?: Median price per square foot moved +0.2% over the last 12 months against the 12 before it, on 15 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Marwa Heights compare with Jumeirah Village Circle?: Its 9.41% gross yield sits +1.0 pts against the Jumeirah Village Circle median of 8.43%, computed at the same bedroom grain over the same 24-month window.

Marwa Heights