What is the rental yield in Sandoval Garden Apartments 1?

Sandoval Garden Apartments 1 returns 7.54% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 50 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Sandoval Garden Apartments 1 cost?

The median registered sale price is AED 827,500 (990 AED/sqft), from 10 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Sandoval Garden Apartments 1 selling for right now?

Registered sales of ready units in Sandoval Garden Apartments 1 over the last 12 months have a median of 997 AED/sqft, across 7 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 Sandoval Garden Apartments 1 risen or fallen?

Median price per square foot moved +1.5% over the last 12 months against the 12 before it, on 10 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Sandoval Garden Apartments 1 compare with Jumeirah Village Circle?

Its 7.54% gross yield sits -0.3 pts against the Jumeirah Village Circle median of 7.80%, computed at the same bedroom grain over the same 24-month window.

Sandoval Garden Apartments 1 — sale prices & yield

Buy: 827,500AED; AED 997/sqft
Long-let: 7.54%; AED 66,750/yr
Short-let: 28.42%; AED 1,010/night · 1.21/sqft

Price per sqft: Median of 7 registered sales of ready units in the last 12 months, most recent March 2026.

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

Yield spread: -0.3 pts; vs the Jumeirah Village Circle median for this unit type
Turnover upside: +13.9%; new tenants pay more than sitting ones — 36 renewals
AED/yr/sqft: AED 81
Sales: 10
Rental contracts: 50
Renewal rent: AED 58,616/yr

12 months: +1.5%
3 years: +8.5%+2.8%/yr

Based on 10 sales and 50 rental contracts in the last 24 months. Rental data covers the whole Sandoval Gardens project, not this tower alone.

Sandoval Garden Apartments 1 is an apartment building in Jumeirah Village Circle, Dubai, one of the towers in the Sandoval Gardens development. 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 2015 to 2026, 112 registered sales in all — the 10 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Sandoval Garden Apartments 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	12mo	Sales
1 bed	AED 827,500	990	7.54% -0.3 pts	+1.5%	10
2 bed	AED 1.38M	775	10.68% +3.3 pts	—	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.

2 bed: Priced off the last 5 sales — most recent September 2024.

Short-let rates around Sandoval Garden Apartments 1

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
1 bed	1,010	1.21	AED 235,190	AED 66,750	3.5×	28.42%	3+
2 bed500m	755	0.42	AED 156,487	AED 101,500	1.5×	11.36%	4+

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 Sandoval Garden Apartments 1 itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Sandoval Garden Apartments 1 between 2009 and 2012 went for a median of AED 727/sqft (AED 803,738). The same building resells today at AED 983/sqft (AED 835,000) — an uplift of +3.9%.

Based on 72 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.

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

Sales

Nothing registered in the last 3 months. Try a wider window.

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.

Nearby

Metro: Nakheel Metro Station
Mall: Marina Mall
Landmark: Sports City Swimming Academy

Compare with nearby buildings

The most-traded buildings in Sandoval Gardens, on the same figures over the same window.

Highest rental yields in Jumeirah Village Circle · Sandoval Garden Apartments 1 places 146th of 199

Common questions

What is the rental yield in Sandoval Garden Apartments 1?: Sandoval Garden Apartments 1 returns 7.54% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 50 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Sandoval Garden Apartments 1 cost?: The median registered sale price is AED 827,500 (990 AED/sqft), from 10 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Sandoval Garden Apartments 1 selling for right now?: Registered sales of ready units in Sandoval Garden Apartments 1 over the last 12 months have a median of 997 AED/sqft, across 7 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 Sandoval Garden Apartments 1 risen or fallen?: Median price per square foot moved +1.5% over the last 12 months against the 12 before it, on 10 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Sandoval Garden Apartments 1 compare with Jumeirah Village Circle?: Its 7.54% gross yield sits -0.3 pts against the Jumeirah Village Circle median of 7.80%, computed at the same bedroom grain over the same 24-month window.

Sandoval Garden Apartments 1