Villa Rent and Villa Prices in Dubai by Community
This page is built from Dubai Land Department registered villa contracts. Not listings. Not asking prices. Contracts that were signed and recorded.
It currently covers 12 villa communities and 22,858 registered rental contracts over the last twelve months.
Villa data behaves differently from apartment data and most Dubai market commentary ignores that. Villa communities register far fewer transactions than apartment communities, so a single quarter tells you very little. Villa plots also vary enormously in size inside the same community, which is why the rent per sqft column matters more here than the average rent column.
Data verified 28 August 2026. Dubai Land Department registered transactions via Bayut TruView, rolling 12 months to August 2026.
Villa rent by community, all villas
| Community | Contracts registered | Average annual rent (AED) | Rent per sqft (AED) | Change vs 12 months earlier |
|---|---|---|---|---|
| Mirdif | 6,144 | 120,512 | 44 | +5.9% |
| Jumeirah | 2,721 | 296,791 | 71 | +11.2% |
| Town Square | 2,292 | 149,961 | 68 | +4.3% |
| The Springs | 2,149 | 201,217 | 71 | +8.7% |
| Dubai Hills Estate | 1,888 | 471,841 | 109 | +16.4% |
| Al Furjan | 1,500 | 248,111 | 74 | +10.2% |
| Arabian Ranches | 1,338 | 314,641 | 61 | +8.1% |
| Mudon | 1,267 | 201,874 | 79 | +4.8% |
| DAMAC Hills | 1,219 | 246,453 | 82 | -0.4% |
| Jumeirah Park | 934 | 370,081 | 52 | +5.0% |
| Arabian Ranches 2 | 917 | 266,388 | 79 | +3.7% |
| The Meadows | 489 | 453,060 | 65 | +11.9% |
Read the rent per sqft column against the average rent column. A community can post a high average rent purely because its villas are large. Rent per sqft tells you what the market is paying for the location.
Three bedroom villas and townhouses
| Community | Contracts registered | Average annual rent (AED) | Rent per sqft (AED) | Change vs 12 months earlier |
|---|---|---|---|---|
| Town Square | 1,807 | 143,756 | 71 | +4.4% |
| The Springs | 1,099 | 238,223 | 72 | +8.5% |
| Dubai Hills Estate | 657 | 305,957 | 108 | +3.0% |
| Al Furjan | 644 | 194,842 | 79 | +3.1% |
| Arabian Ranches | 700 | 267,115 | 60 | +8.0% |
| DAMAC Hills | 694 | 201,135 | 78 | -1.6% |
| Jumeirah Park | 468 | 319,300 | 47 | +1.6% |
| Arabian Ranches 2 | 404 | 195,849 | 94 | +1.2% |
| The Meadows | 91 | 370,587 | 60 | +13.4% |
Four bedroom villas
| Community | Contracts registered | Average annual rent (AED) | Rent per sqft (AED) | Change vs 12 months earlier |
|---|---|---|---|---|
| Town Square | 485 | 173,076 | 58 | +4.4% |
| Dubai Hills Estate | 836 | 367,188 | 102 | +1.7% |
| Al Furjan | 695 | 266,016 | 71 | +8.0% |
| Arabian Ranches | 119 | 443,661 | 55 | +9.9% |
| Mudon | 428 | 237,906 | 69 | +5.2% |
| DAMAC Hills | 326 | 232,191 | 92 | -6.6% |
| Jumeirah Park | 349 | 376,616 | 56 | +3.0% |
| Arabian Ranches 2 | 400 | 300,250 | 67 | +4.3% |
| The Meadows | 200 | 428,146 | 63 | +10.0% |
Five bedroom villas
| Community | Contracts registered | Average annual rent (AED) | Rent per sqft (AED) | Change vs 12 months earlier |
|---|---|---|---|---|
| Dubai Hills Estate | 342 | 679,925 | 119 | +23.5% |
| Al Furjan | 145 | 374,094 | 64 | +14.5% |
| Arabian Ranches | 210 | 498,042 | 58 | +7.8% |
| DAMAC Hills | 177 | 415,906 | 79 | +1.0% |
| Jumeirah Park | 110 | 529,979 | 61 | +18.1% |
| Arabian Ranches 2 | 95 | 371,643 | 67 | +6.1% |
Villa yields, transacted rent over ready sale price
This is the number most villa buyers ask for and almost nobody publishes honestly. It is registered rent per sqft divided by ready sale price per sqft. Both sides come from completed transactions.
The sale side is ready stock only. Off plan sales are excluded deliberately. You cannot rent a villa that has not been built, so putting an off plan launch price into a yield calculation produces a number that cannot happen in reality. That single filter moves Dubai yields by one to two full points, and it is why our figures differ from the ones you see quoted elsewhere.
| Community | All villas | 3 bedroom | 4 bedroom | 5 bedroom |
|---|---|---|---|---|
| Arabian Ranches 2 | 5.4% | n/a | 4.8% | n/a |
| Town Square | 5.1% | 5.0% | 5.0% | n/a |
| DAMAC Hills | 5.0% | 5.1% | 5.3% | 4.9% |
| Mudon | 5.0% | n/a | 4.9% | n/a |
| Al Furjan | 4.9% | 4.7% | 4.8% | n/a |
| Dubai Hills Estate | 4.7% | 5.1% | 4.9% | 4.9% |
| The Springs | 4.3% | 4.2% | n/a | n/a |
| Arabian Ranches | 4.2% | 4.2% | n/a | 4.0% |
| The Meadows | 3.6% | n/a | n/a | n/a |
| Jumeirah Park | 3.6% | 3.2% | 3.9% | n/a |
A cell only appears where at least 50 ready sales were registered for that community and villa size. Below that a yield is arithmetic on a handful of houses, and we would rather show n/a than a number you might act on.
Compare these to apartment yields on our Dubai rent by area and bedroom page. Apartments in the same city, measured the same way, run materially higher. A villa buys you space, a garden and a different kind of tenant. It does not buy you the best yield in Dubai, and any broker telling you otherwise is quoting an asking rent against an off plan price.
What a low villa yield actually means
A low gross yield is not automatically a bad investment. It usually means the market is pricing in capital growth, scarcity of land, or both. Established communities with no remaining plots tend to show lower yields and stronger price appreciation. New master planned communities with ongoing handovers tend to show higher yields and softer price growth while supply lands.
What matters is knowing which of the two you are buying, and the tables above tell you. A community with a high rent per sqft and a moderate sale price per sqft is paying you now. A community with a high sale price per sqft and a moderate rent per sqft is asking you to wait.
Where the numbers come from and what we exclude
Every figure is derived from DLD registered transactions over a rolling twelve month window, grouped by community, property type and bedroom count.
We suppress any bedroom level cell with fewer than 25 contracts. In several older communities the DLD record does not carry a bedroom attribute, so a bedroom filter returns a handful of contracts out of thousands. Publishing that as the four bedroom market would be false precision, so we leave the cell out rather than print a number we do not trust.
We also exclude any community where a bedroom filtered page returns values identical to the unfiltered page. That pattern means the community slug redirected and the filter was silently dropped. It is a real failure mode and we check for it on every refresh.
The dataset refreshes monthly. Communities are added as coverage expands.
Common questions
Are villa rents in Dubai still rising?
Look at the change column in the first table. It compares the last twelve months against the twelve months before. Some communities are up double digits and at least one is flat to negative, which is the point of publishing the column rather than a headline.
What is a good gross yield on a Dubai villa?
The yield table gives you the actual range across communities. Judge a specific villa against the community it sits in, not against a citywide average that includes apartments.
Why are your yields different from other Dubai websites?
Two reasons. We use registered rent rather than asking rent, and we use ready sale prices rather than blended prices that include off plan launches. Both corrections push the number toward what an owner actually collects.
Do these figures include townhouses?
Yes. Bayut and DLD group townhouses with villas in several communities, so a three bedroom row in a master planned community is largely townhouse stock. Treat the three bedroom tables as the townhouse market in those communities.
Looking at a specific community
Cresco Real Estate is a RERA registered brokerage in Dubai, ORN 34288. If you are buying or renting a villa, ask us for the transaction record on the exact community and plot size before you negotiate. We will send you what was registered, not what is being advertised.