Al Hebiah First rents: median annual rent and rental yield
Rents in Al Hebiah First are based on the 2,040 residential Ejari contracts that started between October 20, 2025 and October 20, 2026. A 1 bedroom rents for a median AED 72,000 a year. Against the median DLD sale price, the indicative gross yield reaches 6.5% on the best-performing unit type.
- 2,040Ejari contracts in 12 months
- AED 72,000median annual rent, 1 bedroom
- 6.5%best indicative gross yield
- AED 18,680median sale price per m²
Al Hebiah First rent by unit type
Median annual rent, middle range (half of all contracts) and the median rent of new leases, excluding renewals.
| Unit type | Contracts | Median annual rent | Middle 50% range | New leases |
|---|---|---|---|---|
| Apartment · Studio | 237 | AED 50,000 | 44,484 – 55,000 | AED 52,000 |
| Apartment · 1 bedroom | 936 | AED 72,000 | 64,071 – 80,000 | AED 74,000 |
| Apartment · 2 bedrooms | 600 | AED 113,000 | 98,000 – 125,000 | AED 115,000 |
| Apartment · 3 bedrooms | 166 | AED 166,500 | 145,000 – 192,300 | AED 165,000 |
| Villa / townhouse · 3 bedrooms | 49 | AED 260,000 | 220,000 – 315,000 | AED 250,000 |
| Villa / townhouse · 4 bedrooms | 36 | AED 310,000 | 250,000 – 360,000 | AED 310,000 |
| Villa / townhouse · 5+ bedrooms | 12 | AED 450,000 | 401,250 – 500,000 | — |
Al Hebiah First rent change over one year
| Unit type | Previous 12 months | Last 12 months | Change |
|---|---|---|---|
| Apartment · Studio | AED 43,990 | AED 50,000 | +13.7% |
| Apartment · 1 bedroom | AED 65,000 | AED 72,000 | +10.8% |
| Apartment · 2 bedrooms | AED 101,850 | AED 113,000 | +10.9% |
| Apartment · 3 bedrooms | AED 155,000 | AED 166,500 | +7.4% |
| Villa / townhouse · 3 bedrooms | AED 250,000 | AED 260,000 | +4% |
| Villa / townhouse · 4 bedrooms | AED 265,000 | AED 310,000 | +17% |
| Villa / townhouse · 5+ bedrooms | AED 437,500 | AED 450,000 | +2.9% |
Gross rental yield in Al Hebiah First
Median Ejari annual rent divided by the median DLD sale price of the same unit type over the last 12 months. A benchmark to compare areas, before service charges, management fees and vacancy.
| Unit type | Median rent | Median price | Gross yield |
|---|---|---|---|
| Apartment · Studio | AED 50,000 | AED 805,999 | 6.2% |
| Apartment · 1 bedroom | AED 72,000 | AED 1,139,927 | 6.3% |
| Apartment · 2 bedrooms | AED 113,000 | AED 1,911,846 | 5.9% |
| Apartment · 3 bedrooms | AED 166,500 | AED 2,550,000 | 6.5% |
| Villa / townhouse · 3 bedrooms | AED 260,000 | AED 6,600,000 | 3.9% |
| Villa / townhouse · 4 bedrooms | AED 310,000 | AED 9,000,000 | 3.4% |
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Frequently asked questions
How much is the rent for a 1 bedroom in Al Hebiah First?
The median annual rent is AED 72,000 across 936 Ejari contracts started over the last 12 months, with half of them between AED 64,071 and AED 80,000.
What is the gross rental yield in Al Hebiah First?
Indicative gross yield (median rent / median price): studio 6.2%, 1 bedroom 6.3%, 2 bedrooms 5.9%, 3 bedrooms 6.5%, 3 bedrooms 3.9%, 4 bedrooms 3.4%.
Where do these rents come from?
From the Dubai Land Department's Ejari register, where every residential lease is recorded. We use the open dataset published on data.dubai and report median rents, which are more representative than listings.
Sources and method
Sales: Dubai Land Department "Real Estate Transactions" dataset (data.dubai), registered residential sales (apartments, villas and townhouses) from October 16, 2025 to October 16, 2026 for the last 12 months. Price per m² = sale price / registered area; we use the median, which is less sensitive to unusual deals. 1 m² = 10.764 sq ft.
Rents: DLD "Rent Contracts" (Ejari) dataset (data.dubai), single-unit residential contracts starting between October 20, 2025 and October 20, 2026, median annual rent. The gross yield shown is the median rent divided by the median price of the same unit type: a market benchmark, before service charges and vacancy.
Data published under the Dubai Open Data Licence, downloaded on 20 October 2026 and analysed by Cevitas Real Estate. They describe past transactions and are not a valuation or investment advice.