Abu Dhabi real estate · Rent & yield
Abu Dhabi rental yield calculator
Put in a price and a rent to see the yield before and after costs, or start from one of the reference figures below, calculated from the Abu Dhabi Real Estate Centre's lease and sale records.
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—gross yield
—net yield
—net income / year
Gross yield is annual rent over the purchase price. Net yield takes off the empty weeks, service charge and other yearly costs, and adds purchase costs to the price. The calculation runs in your browser; nothing you enter is sent anywhere.
Reference yields by district and home type
Rent: the average annual rent of leases running at 30 June 2026 (2026 Q2). Price: the median of 5,660 completed-home sales between 30 June 2025 and 30 June 2026. Read the notes below before relying on any row.
| District | Home | Gross yield | Median price (AED) | Average rent (AED/yr) |
|---|---|---|---|---|
| Al Jubail Island | villa, 3 beds | 5.1% | 4,300,000 | 218,354 |
| Al Jubail Island | villa, 4 beds | 4.5% | 8,700,000 | 388,695 |
| Al Jubail Island | villa, 5 beds | 4.1% | 10,450,000 | 432,050 |
| Al Kasir | apartment, 1 bed | 4.5% | 2,370,000 | 107,843 |
| Al Kasir | villa, 6+ beds | 3.3% | 15,500,000 | 515,733 |
| Al Layyan | apartment, studio | 7.9% | 472,500 | 37,366 |
| Al Layyan | apartment, 1 bed | 7.3% | 700,000 | 51,269 |
| Al Layyan | apartment, 2 beds | 7.0% | 875,000 | 61,528 |
| Al Layyan | townhouse, 2 beds | 5.2% | 1,500,000 | 77,868 |
| Al Layyan | townhouse, 3 beds | 5.1% | 2,050,000 | 105,450 |
| Al Maryah Island | apartment, studio | 9.5% | 767,000 | 72,714 |
| Al Maryah Island | apartment, 1 bed | 9.1% | 1,200,000 | 108,841 |
| Al Maryah Island | apartment, 2 beds | 2.2% | 8,672,593 | 188,118 |
| Al Maryah Island | duplex, 2 beds | 9.5% | 2,100,000 | 199,978 |
| Al Rahah | apartment, 1 bed | 5.1% | 1,449,000 | 73,343 |
| Al Rahah | apartment, 2 beds | 4.9% | 2,250,000 | 110,679 |
| Al Rahah | apartment, 3 beds | 5.4% | 3,076,500 | 164,836 |
| Al Rahah | apartment, 4 beds | 5.5% | 3,801,300 | 207,421 |
| Al Rahah | duplex, 2 beds | 8.0% | 1,550,000 | 123,523 |
| Al Rahah | duplex, 3 beds | 5.5% | 3,644,000 | 201,757 |
| Al Reef | apartment, 1 bed | 8.3% | 750,000 | 62,402 |
| Al Reef | apartment, 2 beds | 7.6% | 1,000,000 | 76,399 |
| Al Reef | apartment, 4 beds | 7.1% | 1,328,000 | 94,355 |
| Al Reef | townhouse, 2 beds | 6.2% | 1,500,000 | 93,232 |
| Al Reef | townhouse, 3 beds | 6.0% | 1,837,500 | 110,452 |
| Al Reef | townhouse, 4 beds | 6.1% | 2,357,500 | 143,580 |
| Al Reef | townhouse, 5 beds | 5.2% | 2,676,617 | 139,195 |
| Al Reem Island | apartment, studio | 7.0% | 700,000 | 49,087 |
| Al Reem Island | apartment, 1 bed | 5.8% | 1,144,500 | 66,361 |
| Al Reem Island | apartment, 2 beds | 5.6% | 1,647,500 | 92,610 |
| Al Reem Island | apartment, 3 beds | 5.3% | 2,403,000 | 128,192 |
| Al Reem Island | apartment, 4 beds | 4.4% | 2,602,711 | 115,140 |
| Al Reem Island | apartment, 5+ beds | 3.9% | 3,883,336 | 150,928 |
| Al Reem Island | duplex, 2 beds | 5.2% | 2,100,113 | 110,053 |
| Al Saadiyat Island | apartment, studio | 6.3% | 1,037,500 | 64,824 |
| Al Saadiyat Island | apartment, 1 bed | 6.5% | 1,530,000 | 99,965 |
| Al Saadiyat Island | apartment, 2 beds | 6.7% | 2,520,000 | 169,617 |
| Al Saadiyat Island | apartment, 3 beds | 7.6% | 3,100,000 | 234,952 |
| Al Saadiyat Island | villa, 4 beds | 3.5% | 12,500,000 | 435,223 |
| Al Saadiyat Island | villa, 5 beds | 3.6% | 15,300,000 | 546,288 |
| Al Saadiyat Island | villa, 6+ beds | 2.5% | 30,000,000 | 753,708 |
| Al Samhah | townhouse, 2 beds | 5.0% | 1,870,000 | 94,125 |
| Al Samhah | townhouse, 3 beds | 4.9% | 1,950,000 | 95,572 |
| Al Shamkhah | villa, 4 beds | 1.6% | 3,800,000 | 60,783 |
| Al Shamkhah | villa, 5 beds | 2.1% | 4,300,000 | 89,846 |
| Bani Yas | villa, 6+ beds | 4.3% | 3,350,000 | 143,323 |
| Khalifa City | apartment, studio | 8.9% | 615,000 | 54,665 |
| Khalifa City | apartment, 1 bed | 5.9% | 900,000 | 53,061 |
| Khalifa City | apartment, 2 beds | 5.2% | 1,170,000 | 60,502 |
| Rabdan | townhouse, 4 beds | 5.8% | 4,200,000 | 244,272 |
| Rabdan | villa, 5 beds | 4.2% | 5,000,000 | 208,024 |
| Yas Island | apartment, studio | 5.5% | 1,100,000 | 60,236 |
| Yas Island | apartment, 1 bed | 6.2% | 1,400,000 | 87,169 |
| Yas Island | apartment, 2 beds | 5.5% | 2,300,000 | 126,559 |
| Yas Island | apartment, 3 beds | 6.1% | 2,760,000 | 167,228 |
| Yas Island | townhouse, 2 beds | 6.5% | 2,722,294 | 177,400 |
| Yas Island | townhouse, 3 beds | 5.3% | 3,690,000 | 197,120 |
| Yas Island | villa, 3 beds | 6.7% | 3,713,184 | 248,653 |
| Yas Island | villa, 4 beds | 4.7% | 5,632,028 | 265,482 |
| Yas Island | villa, 5 beds | 3.1% | 7,000,000 | 217,684 |
| Zayed City | townhouse, 3 beds | 5.6% | 2,625,000 | 146,474 |
| Zayed City | villa, 3 beds | 5.4% | 3,104,754 | 169,005 |
| Zayed City | villa, 4 beds | 2.7% | 4,347,154 | 116,486 |
What these yields are, and are not
- A ranking, not a return. Gross: annual rent over the median ready-sale price, before service charge, vacancy and costs. A ranking, not a return.
- They run high. The source publishes rents only as totals per group, so the rent is an average, while the price is a median. Averages sit above medians when a few homes let for much more, which lifts every yield here.
- The rent is what current tenants pay, not what a home lets for today. Leases active at quarter-end — a standing stock, so it lags what a home lets for today.
- Completed homes only. Off-plan sales are left out: an off-plan price does not match a home that can be let now, and off-plan resales are registered at the original developer price.
- Small groups move a lot. Some rows rest on as few as 10 sales, so one unusual deal can move them.
Rents as of 2026 Q2; updated when the quarterly lease records are published. General information, not investment advice.
Abu Dhabi property, measured every week
Abu Dhabi's registered sales, district by district: volumes, median rates, off-plan against ready, and the projects that traded.