Area brief · data through 22 October 2026

3-bedroom homes in Dubai Water Canal

What 3-bedroom homes in Dubai Water Canal cost, rent for and earn. From 110 DLD sales and 36 Ejari rent contracts in the last 12 months.

Source: DLD open data · Information, not financial advice. Not an official DLD product.

#17 of 42 areas for 3-bedroom homes by net yieldGolden Visa level

Check a listing here All of Dubai Water Canal

The opportunity

Net yield of 4.18%, against a Dubai median of 4.60%.

The trade-off

The service charge here is AED 15.00 per sqft. At AED 20.00, the net yield falls to 4.00%. Check the building's Mollak invoice.

Net yieldEstimated4.18%After a standard service charge of AED 15.00 per sqft and costs

Evidence

Source: DLD sales and Ejari rent contracts
Sample: 110 sales, 36 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.

Gross yieldDerived5.25%Dubai median for this type 4.03%

Evidence

Source: DLD sales and Ejari rent contracts
Sample: 110 sales, 36 rent contracts
Period: 12 months to 22 October 2026
How: Median rent divided by median price.
Leaves out: Every cost of owning and buying.

Median ready priceDerivedAED 6.48MAED 3,876 per sqft

Median rent / yrObservedAED 340,000Dubai median AED 132,825

Evidence

Source: Ejari rent contracts
Sample: 36 rent contracts
Period: 12 months to 22 October 2026
How: Median of the registered records, so half were above it.

Typical sizeObserved2,408sqft, median of sales

Sales, 12 monthsObserved11036 Ejari contracts

Evidence

Source: DLD registered sales
Sample: 110 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 340,000
Service charge (AED 15.00 × 2,408 sqft)	−AED 36,120
Vacancy and management (5% of rent)	−AED 17,000
Net rent a year	AED 286,880
Median ready price	AED 6.48M
Buying costs (DLD 4% + agency 2%)	+AED 388,560
Total cost	AED 6.86M
Net yield	4.18%

Try another service charge (AED per sqft)

Service charge: Dubai-wide estimate. The real figure for a building is on its Mollak invoice.

Cash needed to buy at the median price

Show prices in

	Cash buyer	Mortgage, 25% down
Price or down payment	AED 6.48M	AED 1.62M
DLD, agency, trustee and bank fees	AED 399,816	AED 466,248
Total cash needed	AED 6.88M	AED 2.09M

Month by month with a mortgage

Net rent, after service charge and 5% allowance	AED 23,907
Mortgage payment (4.5%, 25 years)	−AED 26,997
Cash flow per month	−AED 3,090

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	Size, sqft
1-bedroom homes	4.58%	AED 2.77M	AED 154K	772
2-bedroom homes	3.67%	AED 4.67M	AED 215K	1,508

Areas ranked near this one for 3-bedroom homes

All 42 areas for 3-bedroom homes

#	Area	Net yield	Gross	Ready price	Rent / yr
13	JBR	4.48%	6.03%	AED 2.90M	AED 175K
14	Sobha Hartland	4.47%	5.76%	AED 3.30M	AED 190K
15	Business Bay	4.22%	5.65%	AED 3.32M	AED 188K
16	JLT	4.19%	5.88%	AED 2.55M	AED 150K
18	JVC	4.18%	5.77%	AED 2.60M	AED 150K
19	Palm Jumeirah	4.17%	5.18%	AED 5.60M	AED 290K
20	Downtown Dubai	4.14%	5.26%	AED 5.70M	AED 300K
21	The Valley	4.09%	4.91%	AED 2.75M	AED 135K

Questions investors ask

What rental yield do 3-bedroom homes in Dubai Water Canal earn?

3-bedroom homes in Dubai Water Canal earn a median gross rental yield of 5.25%: a median rent of AED 340,000 a year against a median ready price of AED 6.48M. After service charges, a 5% allowance and buying costs, the estimated net yield is 4.18%.

How much cash do I need to buy a 3-bedroom home in Dubai Water Canal?

At the median ready price of AED 6.48M, a cash buyer needs about AED 6.88M including the 4% DLD fee, agency and trustee fees. With 25% down and a mortgage, the cash needed up front is about AED 2.09M.

Can a 3-bedroom home in Dubai Water Canal qualify for a Golden Visa?

The median ready price is AED 6.48M, 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 3-bedroom homes?

Dubai Water Canal ranks 17 of 42 Dubai areas by estimated net yield for this unit type. The highest is Living Legends at 5.43%.

Talk to a specialist

Get help with Dubai Water Canal from a RERA-licensed specialist.

Sources: DLD sales (110 for this unit type in the last 12 months) and Ejari rent contracts (36), 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.