2-bedroom homes in Dubai Water Canal
What 2-bedroom homes in Dubai Water Canal cost, rent for and earn. From 178 DLD sales and 218 Ejari rent contracts in the last 12 months.
Source: DLD open data · Information, not financial advice. Not an official DLD product.
Net yield of 3.67%, against a Dubai median of 4.60%.
The service charge here is AED 15.00 per sqft. At AED 20.00, the net yield falls to 3.51%. Check the building's Mollak invoice.
Evidence
- Source
- DLD sales and Ejari rent contracts
- Sample
- 178 sales, 218 rent contracts
- Period
- 12 months to 22 October 2026
- How
- Rent minus service charge and 5% for vacancy and management, divided by price plus 6% buying costs.
- Leaves out
- Mortgage interest and tax in your home country.
Evidence
- Source
- DLD sales and Ejari rent contracts
- Sample
- 178 sales, 218 rent contracts
- Period
- 12 months to 22 October 2026
- How
- Median rent divided by median price.
- Leaves out
- Every cost of owning and buying.
Evidence
- Source
- Ejari rent contracts
- Sample
- 218 rent contracts
- Period
- 12 months to 22 October 2026
- How
- Median of the registered records, so half were above it.
Evidence
- Source
- DLD registered sales
- Sample
- 178 sales
- Period
- 12 months to 22 October 2026
- How
- A count of registered records.
How the net yield is built
| Median rent a year | AED 215,000 |
|---|---|
| Service charge (AED 15.00 × 1,508 sqft) | −AED 22,620 |
| Vacancy and management (5% of rent) | −AED 10,750 |
| Net rent a year | AED 181,630 |
| Median ready price | AED 4.67M |
| Buying costs (DLD 4% + agency 2%) | +AED 280,440 |
| Total cost | AED 4.95M |
| Net yield | 3.67% |
Service charge: Dubai-wide estimate. The real figure for a building is on its Mollak invoice.
Cash needed to buy at the median price
Converted at European Central Bank reference rates of 26 October 2026, through the dirham's fixed US dollar rate (3.6725). Indicative only: your bank's rate will differ.
| Cash buyer | Mortgage, 25% down | |
|---|---|---|
| Price or down payment | AED 4.67M | AED 1.17M |
| DLD, agency, trustee and bank fees | AED 289,894 | AED 338,756 |
| Total cash needed | AED 4.96M | AED 1.51M |
Month by month with a mortgage
| Net rent, after service charge and 5% allowance | AED 15,136 |
|---|---|
| Mortgage payment (4.5%, 25 years) | −AED 19,485 |
| Cash flow per month | −AED 4,349 |
Example with 25% down at the median price and rent. Rates change and banks decide; ask yours. Not a forecast.
Other unit types in Dubai Water Canal
| Unit | Net yield | Ready price | Rent / yr |
|---|---|---|---|
| 3-bedroom homes | 4.18% | AED 6.48M | AED 340K |
| 1-bedroom homes | 4.58% | AED 2.77M | AED 154K |
Areas ranked near this one for 2-bedroom homes
All 60 areas for 2-bedroom homes| # | Area | Net yield | Ready price | Rent / yr |
|---|---|---|---|---|
| 45 | Meydan One | 3.84% | AED 1.89M | AED 100K |
| 46 | Downtown Dubai | 3.80% | AED 3.68M | AED 180K |
| 47 | Palm Jumeirah | 3.73% | AED 4.40M | AED 205K |
| 48 | Dubai Harbour | 3.70% | AED 4.40M | AED 215K |
| 50 | Meydan Racecourse | 3.65% | AED 2.52M | AED 121K |
| 51 | JVT | 3.59% | AED 1.65M | AED 85K |
| 52 | Liwan 1 | 3.41% | AED 1.34M | AED 72K |
| 53 | Sufouh Gardens | 3.37% | AED 2.26M | AED 105K |
Questions investors ask
What rental yield do 2-bedroom homes in Dubai Water Canal earn?
2-bedroom homes in Dubai Water Canal earn a median gross rental yield of 4.60%: a median rent of AED 215,000 a year against a median ready price of AED 4.67M. After service charges, a 5% allowance and buying costs, the estimated net yield is 3.67%.
How much cash do I need to buy a 2-bedroom home in Dubai Water Canal?
At the median ready price of AED 4.67M, a cash buyer needs about AED 4.96M including the 4% DLD fee, agency and trustee fees. With 25% down and a mortgage, the cash needed up front is about AED 1.51M.
Can a 2-bedroom home in Dubai Water Canal qualify for a Golden Visa?
The median ready price is AED 4.67M, at or above the AED 2M property level for the 10-year Golden Visa. Each owner's share must reach AED 2M. Confirm the current rules with the GDRFA before you buy.
How does Dubai Water Canal compare with other areas for 2-bedroom homes?
Dubai Water Canal ranks 49 of 60 Dubai areas by estimated net yield for this unit type. The highest is Motor City at 5.93%.
Get help with Dubai Water Canal from a RERA-licensed specialist.
Sources: DLD sales (178 for this unit type in the last 12 months) and Ejari rent contracts (218), via Dubai Data. Data through 22 October 2026. Fees are typical figures. Source · ZoneIQ gives information, not financial or investment advice. Figures are medians and estimates. Check any unit yourself before you commit.