Nad Al Shiba First rents: median annual rent and rental yield
Rents in Nad Al Shiba First are based on the 2,471 residential Ejari contracts that started between October 20, 2025 and October 20, 2026. A 1 bedroom rents for a median AED 78,642 a year. Against the median DLD sale price, the indicative gross yield reaches 5.2% on the best-performing unit type.
- 2,471Ejari contracts in 12 months
- AED 78,642median annual rent, 1 bedroom
- 5.2%best indicative gross yield
- AED 36,743median sale price per m²
Nad Al Shiba 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 | 27 | AED 52,000 | 46,000 – 55,000 | AED 52,000 |
| Apartment · 1 bedroom | 1,122 | AED 78,642 | 70,000 – 90,000 | AED 78,000 |
| Apartment · 2 bedrooms | 818 | AED 121,000 | 106,360 – 140,000 | AED 125,000 |
| Apartment · 3 bedrooms | 110 | AED 150,000 | 139,078 – 177,375 | AED 170,000 |
| Apartment · 4 bedrooms | 18 | AED 240,000 | 220,000 – 270,000 | AED 220,000 |
| Villa / townhouse · 3 bedrooms | 115 | AED 295,000 | 259,303 – 345,000 | AED 300,000 |
| Villa / townhouse · 4 bedrooms | 141 | AED 315,000 | 290,000 – 435,000 | AED 325,000 |
| Villa / townhouse · 5+ bedrooms | 116 | AED 592,500 | 500,000 – 700,000 | AED 585,000 |
Nad Al Shiba First rent change over one year
| Unit type | Previous 12 months | Last 12 months | Change |
|---|---|---|---|
| Apartment · 1 bedroom | AED 80,000 | AED 78,642 | -1.7% |
| Apartment · 2 bedrooms | AED 120,000 | AED 121,000 | +0.8% |
| Apartment · 3 bedrooms | AED 144,000 | AED 150,000 | +4.2% |
| Apartment · 4 bedrooms | AED 252,500 | AED 240,000 | -5% |
| Villa / townhouse · 3 bedrooms | AED 255,000 | AED 295,000 | +15.7% |
| Villa / townhouse · 4 bedrooms | AED 300,000 | AED 315,000 | +5% |
| Villa / townhouse · 5+ bedrooms | AED 580,000 | AED 592,500 | +2.2% |
Gross rental yield in Nad Al Shiba 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 52,000 | AED 1,372,000 | 3.8% |
| Apartment · 1 bedroom | AED 78,642 | AED 2,295,950 | 3.4% |
| Apartment · 2 bedrooms | AED 121,000 | AED 3,200,000 | 3.8% |
| Apartment · 3 bedrooms | AED 150,000 | AED 5,018,526 | 3% |
| Villa / townhouse · 3 bedrooms | AED 295,000 | AED 6,069,000 | 4.9% |
| Villa / townhouse · 4 bedrooms | AED 315,000 | AED 6,025,000 | 5.2% |
Most rented projects in Nad Al Shiba First
| Project (DLD name) | Contracts 12 months | Median rent 1 bed | Median rent 2 bed |
|---|---|---|---|
| Grand Views | 123 | — | — |
| Millennium Estates | 33 | — | — |
Go further
Frequently asked questions
How much is the rent for a 1 bedroom in Nad Al Shiba First?
The median annual rent is AED 78,642 across 1,122 Ejari contracts started over the last 12 months, with half of them between AED 70,000 and AED 90,000.
What is the gross rental yield in Nad Al Shiba First?
Indicative gross yield (median rent / median price): studio 3.8%, 1 bedroom 3.4%, 2 bedrooms 3.8%, 3 bedrooms 3%, 3 bedrooms 4.9%, 4 bedrooms 5.2%.
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.