What is the rental yield in May Residence Tower 4?

May Residence Tower 4 returns 8.05% gross: a median new-contract rent of AED 60,000 a year (91 Ejari contracts in 12 months) over a price benchmark of AED 745,000 (median of 4 sales in the last 12 months, latest May 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in May Residence Tower 4 cost?

The median registered sale price is AED 745,000 (774 AED/sqft), from 4 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What is the registered annual rent for a 1 bedroom in May Residence Tower 4?

The median new annual rent is AED 60,000, from 91 Ejari contracts in the trailing 12 months to 2026-09-11. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.

Does May Residence Tower 4 earn more short-term than long-let?

A night asks a median of AED 568, which models to 16.63% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 8.05% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

May Residence Tower 4 — 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

3 years: +13.7% · +4.4%/yr
vs area median: -42.7%
Rank by price per sqft: 294th of 311
Off-plan uplift, 2018–2018: +29.0% · +3.2%/yr

Rental income

1 bed · Jumeirah Village Circle

Gross yield: 8.05%
Median new rent: AED 60,000/yr
Yield vs area median: +0.6 pts
Yield vs Dubai (6.94%): +1.1 pts
Yield rank: 42nd of 169
Renewal rent: AED 60,000/yr

Short-term income

1 bed · 80% occupancy · 7-night stays

Modelled yield at 80% occupancy: 16.63%
Median nightly rate: AED 568
Net revenue: AED 123,884/yr
vs long-let rent: 2.1×
Listings seen: 2+

1 bed figures rest on 4 registered sales and 91 new rental contracts in the 12 months to 2026-09-11; rents pooled across the project. Latest price record May 2026.

Read with care

Rental data covers the whole May Residence project, not this tower alone.
Thin sample — 4 sales in 12 months. Treat these figures as indicative.

How 8.05% is calculated

Gross yield: 8.05% gross yield
Numerator: AED 60,000 median new rent · 91 contracts in 12 months
Denominator: ÷ AED 745,000 price benchmark
Benchmark basis: Median of 4 sales in the last 12 months · latest May 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 4 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 2016 to 2026 contain 103 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 4, 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
1 bed	AED 745,000	774	8.05% +0.6 pts	AED 60,000 91	under 5 sales in a year	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

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 745,000 · 4 sales in 12 months · latest May 2026

Worked example: gross yield, costs and shared rental evidence

Short-term rates around May Residence Tower 4

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
1 bed	568	0.59	AED 123,884	AED 60,000	2.1×	16.63%	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.

Off-plan vs resale

What units sold for at launch against what the finished building resells for now, all unit types.

Launch median: 839AED/sqft; off-plan sales 2016–2019 · 32 sales · AED 385,500 typical
Resale today: 774AED/sqft; ready sales, last 12 months · 4 sales · AED 745,000 typical
Uplift: +93.3%; +8.1%/yr from the launch midpoint

Units sold off-plan in May Residence Tower 4 between 2016 and 2019 went for a median of AED 839/sqft. The same building resells today at AED 774/sqft, an uplift of +93.3%.

Based on 32 off-plan sales across the building's full history.

Why this uses the full history

The launch median uses all-history off-plan sales; the resale median uses ready sales in the trailing 12 months. These are unpaired transaction groups at building grain, not matched unit resales or realised investor gains. Costs are excluded.

Recent transactions

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

Sales

Date	Type	Sqft	Price	AED/sqft
21 May 2026	1 bed	705	AED 499,950	709
23 Feb 2026	1 bed	882	AED 795,000	902
6 Feb 2026	1 bed	881	AED 740,000	840
27 Oct 2025	1 bed	1,212	AED 750,000	619

4 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 4 places 343rd of 353; the nearest 8 are shown.

Rank	Building	AED/sqft	vs May Residence Tower 4	Median price	Yield	12mo	Sales
339	Emirates Garden II - Maple 1	784	+1.3%	AED 732,500	6.82%	+9.8%	12
340	May Residence Tower 3	781	+0.9%	AED 600,000	9.33%	+2.9%	7
341	Emirates Gardens 1-L1	778	+0.5%	AED 687,196	7.79%	-12.0%	6
342	Autumn 2	774	+0.0%	AED 715,000	7.83%	-0.9%	23
343	May Residence Tower 4 · this building	774		AED 745,000	7.52%	—	4
344	Tuscan Residences 1 - Florence 1	761	-1.7%	AED 800,000	7.00%	—	4
345	Emirates Garden II - Mulberry 2	757	-2.2%	AED 625,000	8.64%	-14.1%	9
346	Emirates Garden II - Magnolia 1	756	-2.3%	AED 720,000	7.64%	+3.7%	13
347	Emirates Gardens 1 - R1	748	-3.4%	AED 725,000	7.59%	+2.3%	9

Rank 1 is the dearest per square foot. Differences are against May Residence Tower 4 (AED 774/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, May Residence Tower 4 has registered sale prices 43% below the Jumeirah Village Circle median price per square foot of 1,350 AED, across 311 eligible buildings. It ranks 294th of 311 by price per square foot and 42nd of 169 by gross yield in Jumeirah Village Circle.

Where May Residence Tower 4 stands

May Residence Tower 4 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
4 registered sales in 12 months; thin, a single deal moves the median (read with care)
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 4?: May Residence Tower 4 returns 8.05% gross: a median new-contract rent of AED 60,000 a year (91 Ejari contracts in 12 months) over a price benchmark of AED 745,000 (median of 4 sales in the last 12 months, latest May 2026), before service charge, agency fees or vacant months.
How much does a 1 bedroom in May Residence Tower 4 cost?: The median registered sale price is AED 745,000 (774 AED/sqft), from 4 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
How does May Residence Tower 4 compare with Jumeirah Village Circle?: Its 8.05% gross yield sits +0.6 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.
What is the registered annual rent for a 1 bedroom in May Residence Tower 4?: The median new annual rent is AED 60,000, from 91 Ejari contracts in the trailing 12 months to 2026-09-11. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.
Does May Residence Tower 4 earn more short-term than long-let?: A night asks a median of AED 568, which models to 16.63% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 8.05% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

May Residence Tower 4