What is the rental yield in Madinat Jumeirah Living Rahaal 1?

Madinat Jumeirah Living Rahaal 1 returns 5.49% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 142 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Madinat Jumeirah Living Rahaal 1 cost?

The median registered sale price is AED 2.35M (2,810 AED/sqft), from 7 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

Have prices in Madinat Jumeirah Living Rahaal 1 risen or fallen?

Median price per square foot moved -5.7% over the last 12 months against the 12 before it, on 7 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Madinat Jumeirah Living Rahaal 1 compare with Umm Suqeim?

Its 5.49% gross yield sits -0.2 pts against the Umm Suqeim median of 5.66%, computed at the same bedroom grain over the same 24-month window.

Does Madinat Jumeirah Living Rahaal 1 earn more short-let than long-let?

A night asks a median of AED 1,184, which models to 11.83% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 5.49% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Madinat Jumeirah Living Rahaal 1 — sale prices & yield

Buy: 2.35MAED; AED 2,810/sqft
Long-let: 5.49%; AED 129,004/yr
Short-let: 11.83%; AED 1,184/night · 1.42/sqft

Priced off the last 5 sales — most recent November 2025.

Yield spread: -0.2 pts; vs the Umm Suqeim median for this unit type
Turnover upside: +7.5%; new tenants pay more than sitting ones — 86 renewals
AED/yr/sqft: AED 155
Sales: 7
Rental contracts: 142
Renewal rent: AED 120,041/yr

12 months: -5.7%
3 years: +3.1%+1.0%/yr
5 years: +62.2%+10.2%/yr

Based on 7 sales and 142 rental contracts in the last 24 months. Rental data covers the whole Madinat Jumeriah Living - Phase 2 project, not this tower alone.

Madinat Jumeirah Living Rahaal 1 is an apartment building in Umm Suqeim, Dubai, one of the towers in the Madinat Jumeriah Living - Phase 2 development. The closest metro station is First Abu Dhabi Bank Metro Station, the nearest mall Mall of the Emirates and the nearest landmark Burj Al Arab. Land Department records for it run from 2019 to 2026, 342 registered sales in all — the 7 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Madinat Jumeirah Living Rahaal 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 2.35M	2810	5.49% -0.2 pts	-5.7%	7
2 bed	AED 4.08M	2699	5.30% -0.1 pts	+10.1%	4
3 bed	AED 6.15M	3106	5.87% +0.7 pts	—	1
4+ bed	AED 12.75M	3891	9.57%	—	1

Deltas compare each yield with the Umm Suqeim 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 Madinat Jumeirah Living Rahaal 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	1,184	1.42	AED 277,989	AED 129,004	2.2×	11.83%	1+
2 bed500m	1,260	0.83	AED 285,567	AED 220,000	1.3×	7.01%	5+
4+ bed500m	3,382	1.03	AED 779,524	AED 500,000	1.6×	6.11%	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 Madinat Jumeirah Living Rahaal 1 itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Madinat Jumeirah Living Rahaal 1 between 2019 and 2022 went for a median of AED 1,629/sqft (AED 1.49M). The same building resells today at AED 2,810/sqft (AED 2.68M) — an uplift of +79.8%.

Based on 108 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.

5 resales in the last 12 months, against 12 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: First Abu Dhabi Bank Metro Station
Mall: Mall of the Emirates
Landmark: Burj Al Arab

Compare with nearby buildings

The most-traded buildings in Madinat Jumeriah Living - Phase 2, on the same figures over the same window.

Highest rental yields in Umm Suqeim · Madinat Jumeirah Living Rahaal 1 places 14th of 15

Madinat Jumeirah Living Rahaal 2 · 6.51%
Madinat Jumeirah Living Lamtara 3 · 6.36%
Nourelle Building 3
Nourelle Building 2
Jadeel 3 · 3.29%
Nourelle Building 1
Lamaa 2
Al Jazi 2 · 7.65%

Common questions

What is the rental yield in Madinat Jumeirah Living Rahaal 1?: Madinat Jumeirah Living Rahaal 1 returns 5.49% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 142 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Madinat Jumeirah Living Rahaal 1 cost?: The median registered sale price is AED 2.35M (2,810 AED/sqft), from 7 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
Have prices in Madinat Jumeirah Living Rahaal 1 risen or fallen?: Median price per square foot moved -5.7% over the last 12 months against the 12 before it, on 7 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Madinat Jumeirah Living Rahaal 1 compare with Umm Suqeim?: Its 5.49% gross yield sits -0.2 pts against the Umm Suqeim median of 5.66%, computed at the same bedroom grain over the same 24-month window.
Does Madinat Jumeirah Living Rahaal 1 earn more short-let than long-let?: A night asks a median of AED 1,184, which models to 11.83% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 5.49% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Madinat Jumeirah Living Rahaal 1