Emirates Living rents: median annual rent and rental yield
Rents in Emirates Living are based on the 2,528 residential Ejari contracts that started between October 20, 2025 and October 20, 2026. A 3 bedrooms rents for a median AED 235,000 a year. Against the median DLD sale price, the indicative gross yield reaches 4.3% on the best-performing unit type.
- 2,528Ejari contracts in 12 months
- AED 235,000median annual rent, 3 bedrooms
- 4.3%best indicative gross yield
- AED 17,954median sale price per m²
Emirates Living 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 |
|---|---|---|---|---|
| Villa / townhouse · 2 bedrooms | 963 | AED 154,000 | 135,000 – 175,000 | AED 162,500 |
| Villa / townhouse · 3 bedrooms | 1,097 | AED 235,000 | 200,000 – 275,000 | AED 250,000 |
| Villa / townhouse · 4 bedrooms | 218 | AED 371,981 | 300,000 – 452,500 | AED 417,500 |
| Villa / townhouse · 5+ bedrooms | 250 | AED 495,000 | 370,000 – 742,500 | AED 565,000 |
Emirates Living rent change over one year
| Unit type | Previous 12 months | Last 12 months | Change |
|---|---|---|---|
| Villa / townhouse · 2 bedrooms | AED 150,000 | AED 154,000 | +2.7% |
| Villa / townhouse · 3 bedrooms | AED 220,000 | AED 235,000 | +6.8% |
| Villa / townhouse · 4 bedrooms | AED 350,000 | AED 371,981 | +6.3% |
| Villa / townhouse · 5+ bedrooms | AED 442,500 | AED 495,000 | +11.9% |
Gross rental yield in Emirates Living
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 |
|---|---|---|---|
| Villa / townhouse · 2 bedrooms | AED 154,000 | AED 3,600,000 | 4.3% |
| Villa / townhouse · 3 bedrooms | AED 235,000 | AED 5,700,000 | 4.1% |
Most rented projects in Emirates Living
| Project (DLD name) | Contracts 12 months | Median rent 1 bed | Median rent 2 bed |
|---|---|---|---|
| Emirates Living - Springs 2 | 217 | — | — |
| Emirates Living - Springs 3 | 183 | — | — |
| Emirates Living - Springs 15 | 183 | — | — |
| Emirates Living - Springs 11 | 179 | — | — |
| Emirates Living - Springs 14 | 146 | — | — |
| Emirates Living - Springs 10 | 135 | — | — |
| Emirates Living - Springs 9 | 134 | — | — |
| Emirates Living - Springs 4 | 132 | — | — |
| Emirates Living - Springs 8 | 130 | — | — |
| Emirates Living - Springs 12 | 126 | — | — |
| Emirates Living - Springs 7 | 122 | — | — |
| Emirates Living - Springs 5 | 106 | — | — |
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Frequently asked questions
How much is the rent for a 3 bedrooms in Emirates Living?
The median annual rent is AED 235,000 across 1,097 Ejari contracts started over the last 12 months, with half of them between AED 200,000 and AED 275,000.
What is the gross rental yield in Emirates Living?
Indicative gross yield (median rent / median price): 2 bedrooms 4.3%, 3 bedrooms 4.1%.
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.