What is the rental yield in Forum Heights?

Forum Heights returns 7.91% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 5 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Forum Heights cost?

The median registered sale price is AED 1.04M (1,473 AED/sqft), from 132 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Forum Heights selling for right now?

Registered sales of ready units in Forum Heights over the last 3 months have a median of 1,275 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 Forum Heights risen or fallen?

Median price per square foot moved +8.6% over the last 12 months against the 12 before it, on 132 registered sales. On a sample this size, read the direction rather than the exact figure.

Does Forum Heights earn more short-let than long-let?

A night asks a median of AED 485, which models to 10.35% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 7.91% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Forum Heights — sale prices & yield | Jumeirah Village Triangle, Dubai

Buy: 1.04MAED; AED 1,275/sqft
Long-let: 7.91%; AED 87,000/yr
Short-let: 10.35%; AED 485/night · 0.69/sqft

Price per sqft: Median of 5 registered sales of ready units in the last 3 months, most recent August 2026.

Priced off 5 sales in the last 3 months.

Yield spread: -0.0 pts; vs the Jumeirah Village Triangle median for this unit type
AED/yr/sqft: AED 118
Sales: 132
Rental contracts: 5
Short-let listings seen: 15+

12 months: +8.6%

Based on 132 sales and 5 rental contracts in the last 24 months. Rental data covers the whole FH Residency project, not this tower alone.

Forum Heights is an apartment building in Jumeirah Village Triangle, Dubai, one of the towers in the FH Residency development. The closest metro station is Damac Properties, the nearest mall Marina Mall and the nearest landmark Sports City Swimming Academy. Land Department records for it run from 2024 to 2026, 592 registered sales in all — the 132 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Forum 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 746,509	1527	—	+3.5%	62
1 bed	AED 1.04M	1473	7.91% -0.0 pts	+8.6%	132
2 bed	AED 1.47M	1402	—	+14.0%	53
3 bed	AED 2.43M	1622	—	—	1

Deltas compare each yield with the Jumeirah Village Triangle 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 Forum 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
Studio500m	418	0.85	AED 94,816	—	—	12.70%	3+
1 bed500m	485	0.69	AED 107,694	AED 87,000	1.2×	10.35%	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 Forum Heights itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Forum Heights between 2024 and 2026 went for a median of AED 1,448/sqft (AED 995,600). The same building resells today at AED 1,473/sqft (AED 1.04M) — an uplift of -9.2%.

Based on 287 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.

9 resales in the last 12 months, against 137 a year on average over 2024–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
25 Aug 2026	1 bed	863	AED 1,100,000	1,275
21 Aug 2026	Studio	558	AED 903,578	1,620
21 Aug 2026	1 bed	944	AED 1,100,000	1,165
14 Aug 2026	1 bed	727	AED 1,100,000	1,513
12 Aug 2026	Studio	615	AED 844,865	1,374
5 Aug 2026	Studio	382	AED 650,000	1,703
27 Jul 2026	1 bed	363	AED 161,869	445 *
24 Jul 2026	Studio	558	AED 878,981	1,576
22 Jul 2026	1 bed	732	AED 1,040,000	1,421

9 resales in the last 3 months.

* Far from the median for this bedroom type and window. Often a related-party transfer rather than a market sale — the Land Department files both identically.

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.

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: 29
Lifts: 5
Parking bays: 368
Swimming pools: 1

Nearby

Metro: Damac Properties
Mall: Marina Mall
Landmark: Sports City Swimming Academy

Compare with nearby buildings

The most-traded buildings in Jumeirah Village Triangle, on the same figures over the same window.

Highest rental yields in Jumeirah Village Triangle · Forum Heights places 2nd of 22

Common questions

What is the rental yield in Forum Heights?: Forum Heights returns 7.91% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 5 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Forum Heights cost?: The median registered sale price is AED 1.04M (1,473 AED/sqft), from 132 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Forum Heights selling for right now?: Registered sales of ready units in Forum Heights over the last 3 months have a median of 1,275 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 Forum Heights risen or fallen?: Median price per square foot moved +8.6% over the last 12 months against the 12 before it, on 132 registered sales. On a sample this size, read the direction rather than the exact figure.
Does Forum Heights earn more short-let than long-let?: A night asks a median of AED 485, which models to 10.35% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 7.91% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Forum Heights