What is the rental yield in May Residence Tower 1?

May Residence Tower 1 returns 8.96% gross: a median new-contract rent of AED 60,000 a year (91 Ejari contracts in 12 months) over a price benchmark of AED 670,000 (median of 5 sales in the last 12 months, latest Jul 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in May Residence Tower 1 cost?

The median registered sale price is AED 670,000 (857 AED/sqft), from 5 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in May Residence Tower 1 selling for right now?

Registered sales of ready units in May Residence Tower 1 over the last 12 months have a median of 857 AED/sqft, across 5 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and 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 May Residence Tower 1 risen or fallen?

Median price per square foot moved +31.7% over the last 12 months against the 12 before it, on 5 registered sales. On a sample this size, read the direction rather than the exact figure.

May Residence Tower 1 — sale prices & yield | Jumeirah Village Circle, Dubai

What it returns

Compare this building →

Appreciation

1 bed · price per sqft · Jumeirah Village Circle · area median AED 1,350/sqft

Price per sqft, 12 months: +31.7%
3 years: +20.5% · +6.4%/yr
vs area median: -36.5%
Rank by price per sqft: 278th of 311

Rental income

1 bed · Jumeirah Village Circle

Gross yield: 8.96%
Median new rent: AED 60,000/yr
Yield vs area median: +1.5 pts
Yield vs Dubai (6.94%): +2.0 pts
Yield rank: 15th of 169
Renewal rent: AED 60,000/yr

Short-term income

1 bed · 80% occupancy · 7-night stays

Modelled yield at 80% occupancy: 16.79%
Median nightly rate: AED 509
Net revenue: AED 112,480/yr
vs long-let rent: 1.9×
Listings seen: 2+

1 bed figures rest on 5 registered sales and 91 new rental contracts in the 12 months to 2026-09-11; rents pooled across the project. Latest price record Jul 2026.

Read with care

Rental data covers the whole May Residence project, not this tower alone.

How 8.96% is calculated

Gross yield: 8.96% gross yield
Numerator: AED 60,000 median new rent · 91 contracts in 12 months
Denominator: ÷ AED 670,000 price benchmark
Benchmark basis: Median of 5 sales in the last 12 months · latest Jul 2026

Price per sqft: Median of 5 registered sales of ready units in the last 12 months, most recent July 2026.

Short-term yield is modelled: net revenue at 80% occupancy ÷ the same price benchmark. Occupancy is an assumption, not a measurement; the dial in the short-term section changes it.

May Residence Tower 1 is an apartment building in Jumeirah Village Circle, Dubai, one of the towers in the May Residence 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 from 2023 to 2026 contain 78 registered sales across all bedroom types. Current sale figures use the last 12 months; rental medians use new Ejari contracts from the same period.

Price history

Every recorded sale in May Residence Tower 1, 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	New rent (contracts)	12mo	Sales
Studio	AED 485,000	945	pooled rent, not per building	pooled rent, not per building	under 5 sales in a year	1
1 bed	AED 670,000	857	8.96% +1.5 pts	AED 60,000 91	+31.7%	5

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

Gross yield divides the median annual rent from new registered Ejari contracts starting in the last 12 months by the median price of the building's registered sales in the last 12 months (at least 3 sales) for the same bedroom type, with ready and off-plan sales counted alike. Each bedroom type is priced off its own sales; the columns beside each yield show both legs and the sales the benchmark rests on.

1 bed: price benchmark AED 670,000 · 5 sales in 12 months · latest Jul 2026

Worked example: gross yield, costs and shared rental evidence

Short-term rates around May Residence Tower 1

Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.

How short-term 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”.

Occupancy assumption80%

80% is the published assumption. Move the dial to model a different occupancy; the site's own figures keep 80%.

Type	Nightly, AED	AED/night/sqft	Net revenue at 80%	Long-let rent	Uplift	Net yield	Listings seen
Studio	408	0.80	AED 92,066	AED 45,000	2.0×	—	1+
1 bed	509	0.65	AED 112,480	AED 60,000	1.9×	16.79%	2+

At 80% occupancy.

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.

Recent transactions

As filed with the Land Department — data to 2026-09-11.

6 resales in the last 12 months, against 24 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
10 Jul 2026	1 bed	758	AED 650,000	857
23 Feb 2026	1 bed	928	AED 700,000	754
13 Feb 2026	1 bed	927	AED 810,775	874
27 Jan 2026	1 bed	758	AED 665,000	877
21 Jan 2026	Studio	513	AED 485,000	945
22 Dec 2025	1 bed	922	AED 670,000	727

6 resales in the last 12 months.

Comparables in Jumeirah Village Circle

Every Jumeirah Village Circle building with a page, ranked by price per sqft over the same 12 months, all unit types. May Residence Tower 1 places 320th of 353; the nearest 8 are shown.

Rank	Building	AED/sqft	vs May Residence Tower 1	Median price	Yield	12mo	Sales
316	Tuscan Residences1-Arezzo 1	881	+1.8%	AED 515,000	9.90%	+8.8%	7
317	Spica	880	+1.6%	AED 1.20M	5.40%	+5.5%	5
318	Summer 2	876	+1.2%	AED 860,000	6.51%	+14.1%	25
319	Pantheon Boulevard	866	+0.1%	AED 900,000	—	-2.0%	7
320	May Residence Tower 1 · this building	866		AED 667,500	8.39%	+3.1%	6
321	TUSCAN RESIDENCES1- Siena 2	865	-0.1%	AED 615,000	8.86%	—	4
322	Knightsbridge Court	863	-0.4%	AED 600,000	7.67%	+2.4%	21
323	Autumn 1	858	-0.8%	AED 600,000	9.33%	-7.2%	17
324	Fortunato 1	858	-0.9%	AED 1.00M	6.80%	+4.1%	15

Rank 1 is the dearest per square foot. Differences are against May Residence Tower 1 (AED 866/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, May Residence Tower 1 has registered sale prices 37% below the Jumeirah Village Circle median price per square foot of 1,350 AED, across 311 eligible buildings. It ranks 278th of 311 by price per square foot and 15th of 169 by gross yield in Jumeirah Village Circle.

Where May Residence Tower 1 stands

May Residence Tower 1 in Jumeirah Village Circle, and what the register names nearby.

Pinned by Google from the registered name; verify the plot before relying on it.Open in Google Maps

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

Before you decide

The facts that can change the return, each with the date it rests on.

Sales and rents to
2026-09-11 — Dubai Land Department and Ejari, trailing 12 months (on record)
Sales evidence · 1 bed
5 registered sales in 12 months (on record)
Rental evidence · 1 bed
91 new and 45 renewal contracts in 12 months · rent source: project (pooled) (read with care)
Service charge
Not on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project. (dubailand.gov.ae) (known gap)
Project register
May Residence: recorded complete 2019-12-29 · register data to 2026-07-06 (on record)
Short-term assumption
Modelled at the published 80% occupancy on 2 listings seen; the dial above changes every short-term figure on this page (read with care)
Costs not included
4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross. (known gap)

Filled dot: on record. Hollow: read with care. Dashed: a gap the site cannot close from public data.

Common questions

What is the rental yield in May Residence Tower 1?: May Residence Tower 1 returns 8.96% gross: a median new-contract rent of AED 60,000 a year (91 Ejari contracts in 12 months) over a price benchmark of AED 670,000 (median of 5 sales in the last 12 months, latest Jul 2026), before service charge, agency fees or vacant months.
How much does a 1 bedroom in May Residence Tower 1 cost?: The median registered sale price is AED 670,000 (857 AED/sqft), from 5 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What are apartments in May Residence Tower 1 selling for right now?: Registered sales of ready units in May Residence Tower 1 over the last 12 months have a median of 857 AED/sqft, across 5 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and 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 May Residence Tower 1 risen or fallen?: Median price per square foot moved +31.7% over the last 12 months against the 12 before it, on 5 registered sales. On a sample this size, read the direction rather than the exact figure.
How does May Residence Tower 1 compare with Jumeirah Village Circle?: Its 8.96% gross yield sits +1.5 pts against the Jumeirah Village Circle median of 7.48%, computed the same way at the same bedroom grain. Gross yield divides the median annual rent from new registered Ejari contracts starting in the last 12 months by the median price of the building's registered sales in the last 12 months (at least 3 sales) for the same bedroom type, with ready and off-plan sales counted alike.

May Residence Tower 1