What is the rental yield in Sobha Hartland Waves?

Sobha Hartland Waves returns 6.97% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 374 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Sobha Hartland Waves cost?

The median registered sale price is AED 1.25M (2,295 AED/sqft), from 88 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Sobha Hartland Waves selling for right now?

Registered sales of ready units in Sobha Hartland Waves over the last 12 months have a median of 2,333 AED/sqft, across 31 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 Sobha Hartland Waves risen or fallen?

Median price per square foot moved +2.4% over the last 12 months against the 12 before it, on 88 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Sobha Hartland Waves compare with Sobha Hartland?

Its 6.97% gross yield sits +0.2 pts against the Sobha Hartland median of 6.76%, computed at the same bedroom grain over the same 24-month window.

Sobha Hartland Waves — sale prices & yield

Buy: 1.25MAED; AED 2,333/sqft
Long-let: 6.97%; AED 85,000/yr
Short-let: 11.24%; AED 609/night · 1.11/sqft

Price per sqft: Median of 31 registered sales of ready units in the last 12 months, most recent August 2026.

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

Yield spread: +0.2 pts; vs the Sobha Hartland median for this unit type
Turnover upside: +6.3%; new tenants pay more than sitting ones — 210 renewals
AED/yr/sqft: AED 155
Sales: 88
Rental contracts: 374
Renewal rent: AED 80,000/yr

12 months: +2.4%
3 years: +11.9%+3.8%/yr
5 years: +22.8%+4.2%/yr

Based on 88 sales and 374 rental contracts in the last 24 months.

Sobha Hartland Waves is an apartment building in Sobha Hartland, Dubai. The closest metro station is Burj Khalifa / Dubai Mall Metro Station, the nearest mall Dubai Mall and the nearest landmark Downtown Dubai. Land Department records for it run from 2021 to 2026, 1,756 registered sales in all — the 88 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Sobha Hartland Waves, 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 1.25M	2295	6.97% +0.2 pts	+2.4%	88
2 bed	AED 2.15M	2143	5.97% -0.4 pts	-4.0%	40

Deltas compare each yield with the Sobha Hartland 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 Sobha Hartland Waves

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	609	1.11	AED 141,091	AED 85,000	1.7×	11.24%	8+
2 bed	721	0.72	AED 161,070	AED 130,000	1.2×	7.49%	2+

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

Units sold off-plan in Sobha Hartland Waves between 2021 and 2023 went for a median of AED 1,903/sqft (AED 1.18M). The same building resells today at AED 2,237/sqft (AED 1.35M) — an uplift of +14.9%.

Based on 574 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.

49 resales in the last 12 months, against 110 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
3 Aug 2026	1 bed	515	AED 980,000	1,902
3 Aug 2026	2 bed	1,118	AED 2,150,000	1,923
21 Jul 2026	2 bed	1,203	AED 2,155,299	1,791
16 Jul 2026	2 bed	1,200	AED 2,500,000	2,082
26 Jun 2026	1 bed	626	AED 1,380,000	2,205
12 Jun 2026	2 bed	1,203	AED 2,200,000	1,828

6 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
15 Sept 2026	1 bed	515	AED 83,767	163	Renewal
12 Sept 2026	1 bed	643	AED 83,000	129	Renewal
10 Sept 2026	1 bed	643	AED 90,000	140	Renewal
5 Sept 2026	2 bed	851	AED 129,477	152	Renewal
1 Sept 2026	1 bed	501	AED 70,000	140	Renewal
1 Sept 2026	1 bed	515	AED 75,000	146	Renewal
31 Aug 2026	1 bed	635	AED 85,000	134	Renewal
28 Aug 2026	1 bed	505	AED 75,000	148	New
28 Aug 2026	1 bed	515	AED 70,000	136	New
26 Aug 2026	2 bed	870	AED 115,752	133	Renewal
25 Aug 2026	2 bed	1,203	AED 130,000	108	New
24 Aug 2026	1 bed	620	AED 70,000	113	New
22 Aug 2026	1 bed	620	AED 70,000	113	New
22 Aug 2026	1 bed	525	AED 80,000	152	New
21 Aug 2026	1 bed	515	AED 65,000	126	New
21 Aug 2026	2 bed	851	AED 120,000	141	Renewal
21 Aug 2026	1 bed	620	AED 75,000	121	New
20 Aug 2026	1 bed	644	AED 85,000	132	New
20 Aug 2026	1 bed	626	AED 75,000	120	New
19 Aug 2026	1 bed	515	AED 67,500	131	Renewal
19 Aug 2026	1 bed	623	AED 90,000	144	New
18 Aug 2026	1 bed	514	AED 60,000	117	New
17 Aug 2026	2 bed	1,203	AED 65,000	54	New
15 Aug 2026	1 bed	515	AED 60,000	117	New
15 Aug 2026	2 bed	858	AED 110,000	128	New
15 Aug 2026	1 bed	511	AED 65,000	127	New
14 Aug 2026	1 bed	515	AED 70,000	136	New
14 Aug 2026	1 bed	638	AED 67,000	105	New
9 Aug 2026	1 bed	626	AED 78,000	125	New
8 Aug 2026	1 bed	515	AED 74,000	144	Renewal
6 Aug 2026	1 bed	501	AED 65,000	130	New
6 Aug 2026	1 bed	515	AED 70,000	136	New
5 Aug 2026	1 bed	515	AED 72,000	140	Renewal
5 Aug 2026	1 bed	515	AED 82,500	160	Renewal
2 Aug 2026	1 bed	525	AED 95,000	181	Renewal
2 Aug 2026	1 bed	626	AED 78,000	125	Renewal
1 Aug 2026	1 bed	515	AED 75,000	146	Renewal
1 Aug 2026	1 bed	515	AED 68,000	132	New
1 Aug 2026	1 bed	620	AED 90,000	145	Renewal
1 Aug 2026	1 bed	626	AED 70,000	112	New
1 Aug 2026	1 bed	515	AED 85,800	167	Renewal
1 Aug 2026	2 bed	1,200	AED 130,000	108	Renewal
1 Aug 2026	2 bed	1,118	AED 120,000	107	New
28 Jul 2026	2 bed	858	AED 100,000	117	Renewal
27 Jul 2026	1 bed	643	AED 86,700	135	Renewal
26 Jul 2026	2 bed	870	AED 110,000	126	Renewal
25 Jul 2026	1 bed	620	AED 95,000	153	New
24 Jul 2026	1 bed	620	AED 74,000	119	New
22 Jul 2026	1 bed	721	AED 85,000	118	New
21 Jul 2026	2 bed	1,118	AED 120,000	107	New
21 Jul 2026	1 bed	626	AED 80,000	128	New
20 Jul 2026	1 bed	515	AED 80,000	155	Renewal
20 Jul 2026	1 bed	525	AED 75,000	143	New
20 Jul 2026	1 bed	515	AED 65,000	126	New
19 Jul 2026	1 bed	515	AED 65,000	126	New
17 Jul 2026	2 bed	851	AED 119,678	141	New
17 Jul 2026	1 bed	515	AED 65,000	126	New
15 Jul 2026	1 bed	511	AED 65,000	127	New
15 Jul 2026	1 bed	626	AED 85,000	136	New
15 Jul 2026	1 bed	525	AED 70,000	133	New

Showing the 60 most recent of 89 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: 36
Lifts: 7
Parking bays: 624
Swimming pools: 1

Nearby

Metro: Burj Khalifa / Dubai Mall Metro Station
Mall: Dubai Mall
Landmark: Downtown Dubai

Compare with nearby buildings

The most-traded buildings in Sobha Hartland, on the same figures over the same window.

Highest rental yields in Sobha Hartland · Sobha Hartland Waves places 25th of 27

Sobha Hartland - Crest Grande · 4.88%
Sobha Hartland - The Crest Tower B · 8.55%
Sobha Creek Vistas Grande · 5.39%
Sobha Creek Vistas Reserve · 6.81%
Sobha Hartland - The Crest Tower C · 7.20%
Sobha Creek Vista Heights - Tower A
Sobha Creek Vistas ? Tower A · 6.07%
Sobha Creek Vista Heights - Tower B

Common questions

What is the rental yield in Sobha Hartland Waves?: Sobha Hartland Waves returns 6.97% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 374 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Sobha Hartland Waves cost?: The median registered sale price is AED 1.25M (2,295 AED/sqft), from 88 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Sobha Hartland Waves selling for right now?: Registered sales of ready units in Sobha Hartland Waves over the last 12 months have a median of 2,333 AED/sqft, across 31 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 Sobha Hartland Waves risen or fallen?: Median price per square foot moved +2.4% over the last 12 months against the 12 before it, on 88 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Sobha Hartland Waves compare with Sobha Hartland?: Its 6.97% gross yield sits +0.2 pts against the Sobha Hartland median of 6.76%, computed at the same bedroom grain over the same 24-month window.

Sobha Hartland Waves