What is the rental yield in Sobha Hartland Waves Grande?

Sobha Hartland Waves Grande returns 6.57% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 239 rental contracts registered in the last 24 months.

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

The median registered sale price is AED 1.78M (2,088 AED/sqft), from 70 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 Grande selling for right now?

Registered sales of ready units in Sobha Hartland Waves Grande over the last 6 months have a median of 2,091 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 Sobha Hartland Waves Grande risen or fallen?

Median price per square foot moved +4.8% over the last 12 months against the 12 before it, on 70 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Sobha Hartland Waves Grande compare with Sobha Hartland?

Its 6.57% 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 Grande — sale prices & yield

Buy: 1.78MAED; AED 2,091/sqft
Long-let: 6.57%; AED 115,000/yr
Short-let: 7.77%; AED 619/night · 0.73/sqft

Price per sqft: Median of 7 registered sales of ready units in the last 6 months, most recent August 2026.

Priced off 3 sales in the last 3 months.

Yield spread: -0.2 pts; vs the Sobha Hartland median for this unit type
Turnover upside: +4.5%; new tenants pay more than sitting ones — 137 renewals
AED/yr/sqft: AED 140
Sales: 70
Rental contracts: 239
Renewal rent: AED 110,000/yr

12 months: +4.8%
3 years: +21.4%+6.7%/yr
5 years: +26.5%+4.8%/yr

Based on 70 sales and 239 rental contracts in the last 24 months.

Sobha Hartland Waves Grande 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, 1,388 registered sales in all — the 70 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Sobha Hartland Waves Grande, 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 1.78M	2088	6.57% -0.2 pts	+4.8%	70
2 bed	AED 2.73M	2087	6.13% -0.2 pts	+1.6%	25
3 bed	AED 3.95M	2064	6.98% +0.7 pts	—	1
4+ bed	AED 6.15M	2296	7.21% +1.9 pts	—	1

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.

3 bed: Priced off the last 5 sales — most recent November 2024.
4+ bed: Priced off the last 5 sales — most recent October 2024.

Short-let rates around Sobha Hartland Waves Grande

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	619	0.73	AED 138,416	AED 115,000	1.2×	7.77%	7+
2 bed	721	0.55	AED 156,001	AED 165,000	0.9×	5.72%	2+
3 bed500m	1,600	0.84	AED 362,679	AED 250,000	1.5×	9.18%	2+

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 Sobha Hartland Waves Grande itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Sobha Hartland Waves Grande between 2021 and 2023 went for a median of AED 1,700/sqft (AED 1.53M). The same building resells today at AED 2,087/sqft (AED 1.85M) — an uplift of +20.7%.

Based on 432 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.

26 resales in the last 12 months, against 94 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
10 Aug 2026	1 bed	911	AED 98,683	—
31 Jul 2026	1 bed	912	AED 1,790,000	1,963
16 Jul 2026	2 bed	1,410	AED 2,500,000	1,773
10 Jul 2026	1 bed	910	AED 1,750,000	1,924

4 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
1 Sept 2026	1 bed	910	AED 110,000	121	Renewal
1 Sept 2026	1 bed	712	AED 100,000	141	New
28 Aug 2026	1 bed	709	AED 105,000	148	New
25 Aug 2026	1 bed	710	AED 105,000	148	Renewal
23 Aug 2026	4+ bed	2,679	AED 460,000	172	Renewal
22 Aug 2026	1 bed	910	AED 85,000	93	New
22 Aug 2026	3 bed	1,947	AED 230,000	118	New
20 Aug 2026	1 bed	808	AED 90,000	111	New
20 Aug 2026	1 bed	911	AED 100,000	110	New
20 Aug 2026	1 bed	711	AED 95,000	134	New
17 Aug 2026	2 bed	1,328	AED 177,000	133	Renewal
15 Aug 2026	2 bed	1,652	AED 200,000	121	New
15 Aug 2026	1 bed	709	AED 90,000	127	Renewal
15 Aug 2026	1 bed	711	AED 110,000	155	New
14 Aug 2026	1 bed	709	AED 92,000	130	New
7 Aug 2026	1 bed	808	AED 105,000	130	New
6 Aug 2026	1 bed	711	AED 100,000	141	Renewal
4 Aug 2026	2 bed	1,328	AED 164,558	124	Renewal
3 Aug 2026	1 bed	910	AED 105,000	115	New
3 Aug 2026	1 bed	711	AED 95,000	134	Renewal
2 Aug 2026	1 bed	912	AED 90,000	99	New
1 Aug 2026	2 bed	1,249	AED 125,000	100	New
1 Aug 2026	1 bed	912	AED 110,000	121	New
1 Aug 2026	1 bed	808	AED 90,000	111	New
31 Jul 2026	2 bed	1,249	AED 179,000	143	New
31 Jul 2026	1 bed	912	AED 115,000	126	New
29 Jul 2026	2 bed	1,179	AED 140,000	119	Renewal
29 Jul 2026	1 bed	711	AED 100,000	141	Renewal
28 Jul 2026	3 bed	1,914	AED 190,000	99	New
25 Jul 2026	1 bed	911	AED 80,000	88	New
24 Jul 2026	1 bed	907	AED 90,000	99	New
23 Jul 2026	1 bed	911	AED 89,538	98	New
17 Jul 2026	1 bed	911	AED 100,000	110	New
17 Jul 2026	1 bed	710	AED 85,000	120	New
15 Jul 2026	1 bed	910	AED 90,000	99	New
13 Jul 2026	1 bed	712	AED 90,000	126	Renewal
3 Jul 2026	1 bed	710	AED 100,000	141	Renewal
1 Jul 2026	1 bed	708	AED 108,000	153	Renewal
1 Jul 2026	2 bed	1,246	AED 148,000	119	Renewal
1 Jul 2026	1 bed	910	AED 102,500	113	Renewal
1 Jul 2026	1 bed	708	AED 85,000	120	New
1 Jul 2026	1 bed	710	AED 82,000	116	New
1 Jul 2026	1 bed	709	AED 115,000	162	New
20 Jun 2026	1 bed	710	AED 90,000	127	Renewal
16 Jun 2026	2 bed	1,249	AED 140,000	112	New
15 Jun 2026	1 bed	910	AED 105,000	115	Renewal
14 Jun 2026	1 bed	1,055	AED 110,000	104	New
11 Jun 2026	1 bed	808	AED 110,000	136	Renewal
7 Jun 2026	1 bed	808	AED 120,000	149	Renewal
7 Jun 2026	2 bed	1,226	AED 160,000	131	New
6 Jun 2026	2 bed	1,246	AED 128,000	103	Renewal
3 Jun 2026	2 bed	1,249	AED 140,000	112	Renewal
2 Jun 2026	1 bed	911	AED 102,000	112	Renewal
1 Jun 2026	1 bed	1,181	AED 110,000	93	Renewal
1 Jun 2026	1 bed	808	AED 120,000	149	New
30 May 2026	1 bed	709	AED 105,000	148	Renewal
30 May 2026	1 bed	808	AED 147,000	182	New
30 May 2026	1 bed	808	AED 90,000	111	New
28 May 2026	1 bed	808	AED 130,000	161	New
28 May 2026	1 bed	808	AED 130,000	161	Renewal

Showing the 60 most recent of 61 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: 37
Lifts: 8
Parking bays: 509
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 Grande places 11th 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 Hartland Waves · 3.95%
Sobha Creek Vista Heights - Tower A
Sobha Creek Vistas ? Tower A · 6.07%

Common questions

What is the rental yield in Sobha Hartland Waves Grande?: Sobha Hartland Waves Grande returns 6.57% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 239 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Sobha Hartland Waves Grande cost?: The median registered sale price is AED 1.78M (2,088 AED/sqft), from 70 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 Grande selling for right now?: Registered sales of ready units in Sobha Hartland Waves Grande over the last 6 months have a median of 2,091 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 Sobha Hartland Waves Grande risen or fallen?: Median price per square foot moved +4.8% over the last 12 months against the 12 before it, on 70 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Sobha Hartland Waves Grande compare with Sobha Hartland?: Its 6.57% 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 Grande