---
title: "Yield versus growth"
canonical: https://www.uaepropertyagents.com/atlas/tools/yield-vs-growth
markdown: https://www.uaepropertyagents.com/md/atlas/tools/yield-vs-growth.md
type: data-tool
description: "Every UAE area with a published gross yield and price change, plotted on one chart: which areas pay the most rent and which have risen fastest, with sources."
updated: 2026-11-12
publisher: "UAE Property Agents (Omnia)"
language: en-GB
usage: "You may read, quote, summarise and cite this content, including in AI answers, with attribution to UAE Property Agents and a link to the canonical URL. Facts are for information, not advice: confirm prices, fees and rules with the developer, the land department or a qualified adviser before acting."
---

# Rental yield against capital growth, area by area

> Every UAE area with a published gross yield and price change, plotted on one chart: which areas pay the most rent and which have risen fastest, with sources.

Interactive version: https://www.uaepropertyagents.com/atlas/tools/yield-vs-growth. Figures read from their sources on 12 November 2026; each links to the page it came from. Published figures, compiled, never estimated.

## The figures

| Area | Emirate | Gross yield | 1-year price change | 3-year price change | Source |
| --- | --- | --- | --- | --- | --- |
| Downtown Jebel Ali | Dubai | 9.24% | +30.7% (mix shift caution) | +50.3% (mix shift caution) | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/downtown-jebel-ali?period=1y) |
| Dubailand Residence Complex | Dubai | 8.71% | +6.3% | +65.5% (mix shift caution) | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/dubai-land-residence-complex?period=1y) |
| Dubai Sports City | Dubai | 7.93% | +8.8% | +85.3% (mix shift caution) | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/dubai-sports-city?period=1y) |
| Dubai Production City | Dubai | 7.64% | -2.6% | +48.8% (mix shift caution) | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/dubai-production-city-impz?period=1y) |
| Jumeirah Village Circle | Dubai | 7.51% | +5.3% | +33.5% (mix shift caution) | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/jumeirah-village-circle?period=1y) |
| Wasl Gate | Dubai | 7.21% | +13.6% | +31% (mix shift caution) | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/wasl-gate?period=1y) |
| Town Square | Dubai | 7.19% | +10.2% | +38.2% | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/town-square?period=1y) |
| Meydan | Dubai | 7.04% | +2.4% | +29.4% | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/meydan?period=1y) |
| Business Bay | Dubai | 6.85% | +0.7% | +27.7% | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/business-bay?period=1y) |
| Masdar City | Abu Dhabi | 6.7% | +6.86% |  | [Bayut](https://www.bayut.com/property-market-analysis/index/sale/properties/abu-dhabi/masdar-city/) |
| Jumeirah Lake Towers | Dubai | 6.67% | -6.8% | +43.8% | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/jumeirah-lake-towers?period=1y) |
| Jumeirah Golf Estates | Dubai | 6.52% | +5.1% | +53.7% | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/jumeirah-golf-estates?period=1y) |
| Dubai South | Dubai | 6.36% | +11.6% (mix shift caution) | +102.6% (mix shift caution) | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/dubai-south-dubai-world-central?period=1y) |
| Aljada | Sharjah | 6.17% | +3.72% |  | [Bayut](https://www.bayut.com/property-market-analysis/index/sale/properties/sharjah/aljada/) |
| Al Reem Island | Abu Dhabi | 6.1% | +10.31% |  | [Bayut](https://www.bayut.com/property-market-analysis/index/sale/properties/abu-dhabi/al-reem-island/) |
| Dubai Hills Estate | Dubai | 6.09% | +1.9% | +41.8% | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/dubai-hills-estate?period=1y) |
| Palm Jumeirah | Dubai | 6.08% | +12.1% | +30.2% | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/palm-jumeirah?period=1y) |
| Dubai Marina | Dubai | 5.88% | -3.2% | +11.8% | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/dubai-marina?period=1y) |
| Al Jaddaf | Dubai | 5.68% | +8.4% | +50.1% (mix shift caution) | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/al-jaddaf?period=1y) |
| Yas Island | Abu Dhabi | 5.6% | +5.65% |  | [Bayut](https://www.bayut.com/property-market-analysis/index/sale/properties/abu-dhabi/yas-island/) |
| Villanova | Dubai | 5.56% | +4.9% | +65.2% | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/villanova?period=1y) |
| Dubai Creek Harbour | Dubai | 5.48% | +5.3% | +28% | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/dubai-creek-harbour-the-lagoons?period=1y) |
| DAMAC Lagoons | Dubai | 5.23% | +14.2% | +33% | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/damac-lagoons?period=1y) |
| Dubai Maritime City | Dubai | 5.23% | +6.9% | +49.6% (mix shift caution) | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/maritime-city?period=1y) |
| Tilal Al Ghaf | Dubai | 5.19% | +5.1% | +78.5% | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/tilal-al-ghaf?period=1y) |
| The Valley by Emaar | Dubai | 5.17% | -0.2% | +51.6% (mix shift caution) | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/the-valley?period=1y) |
| Dubai Harbour | Dubai | 5.16% | -2.5% | +24% | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/dubai-harbour?period=1y) |
| City Walk | Dubai | 4.98% | +2.6% | +32.3% | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/city-walk?period=1y) |
| Downtown Dubai | Dubai | 4.88% | +3.1% | +28.1% | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/downtown-dubai?period=1y) |
| Nad Al Sheba | Dubai | 4.61% | +48.1% (mix shift caution) | +176.4% (mix shift caution) | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/nad-al-sheba?period=1y) |
| Saadiyat Island | Abu Dhabi | 4.6% | -1.28% |  | [Bayut](https://www.bayut.com/property-market-analysis/index/sale/properties/abu-dhabi/saadiyat-island/) |
| Rashid Yachts & Marina | Dubai | 4.25% | -3.1% | +39.7% (mix shift caution) | [Property Finder](https://www.propertyfinder.ae/en/transactions/buy/dubai/mina-rashid?period=1y) |

## How it works

Each dot is one area. Across is the **gross rental yield**: a year's rent as a share of the price. Up is the **published change in the average price per square foot** over the window you choose, compared with the window of the same length before it.

The two dividing lines split the chart into four. The horizontal line is no change. The vertical line is the middle yield of the areas on screen, so half sit either side of it. Top right means a higher yield and a rising average; bottom left means a lower yield and a falling one.

Dubai areas come from Property Finder's transaction pages, which average sales and tenancy contracts registered with the Dubai Land Department. Areas in Abu Dhabi, Sharjah and Ras Al Khaimah come from Bayut's asking-price index, which only publishes a 12-month change, so they appear on the 1-year view only. The two are drawn with different markers because they measure different things.

A hollow marker means the source's figures for that window carry a mix shift caution: a change of 100% or more in price or in the number of sales. Treat those dots as a change in what sold, not in what homes are worth.

## Where the figures come from

- **Gross yield, Dubai:** Property Finder's average rental yield for each community, which Property Finder calculates from registered sales and rents over the last 12 months.
- **Gross yield, other emirates:** Bayut's published gross yields, where Bayut publishes one.
- **Price change, Dubai:** Property Finder's "% vs. last period" figure for the average sale price per square foot, read with the page's own 1-year and 3-year filters.
- **Price change, other emirates:** Bayut's "last 12 months change" in the asking price per square foot.

Every dot links to the page it came from, with the date we read it. We copy figures as published and do not adjust, average or fill them.

## What to keep in mind

- **Averages move with the mix.** If a large new project registers its first sales, the area average can jump without any home becoming more valuable. Hollow markers flag the worst cases, but smaller shifts are not flagged.
- **Gross is not net.** Service charges, management, vacancy and buying costs come off the gross yield. The rental yield calculator works out the net figure.
- **Asking is not sold.** Bayut's figures are advertised prices, which usually sit above what buyers pay. Compare Bayut dots with each other, not with Property Finder dots.
- **Past change is not a forecast.** Nothing here predicts what an area will do next.

## Questions and answers

### Which Dubai areas have the highest rental yield?

On Property Finder's figures for the last 12 months, mid-market communities away from the coast publish the highest gross yields, while prime central and waterfront areas publish lower ones. The chart ranks every area by its published yield; open the table view for the exact figures and their sources.

### Can an area have both a high yield and strong growth?

Yes, and those areas sit in the top right of the chart. Check whether the marker is hollow first: a large jump in the average often comes from a change in what sold, such as a new tower's first registrations, rather than rising values.

### Why do some areas not appear on the 3-year view?

Bayut, the source for Abu Dhabi, Sharjah and Ras Al Khaimah areas, publishes a 12-month change only. Some Dubai areas also have no 3-year comparison on Property Finder because nothing was registered in the earlier period.

### Is this capital growth the same as what my property gained?

No. It is the change in the average price per square foot of everything registered in the area, compared with the period before. Your own home's value depends on its building, size, view and condition.


---

Source page: https://www.uaepropertyagents.com/atlas/tools/yield-vs-growth. Published by UAE Property Agents, Omnia Capital Group. You may read, quote, summarise and cite this content, including in AI answers, with attribution to UAE Property Agents and a link to the canonical URL. Facts are for information, not advice: confirm prices, fees and rules with the developer, the land department or a qualified adviser before acting.