2-bedroom homes in Festival City
What 2-bedroom homes in Festival City cost, rent for and earn. From 21 DLD sales and 240 Ejari rent contracts in the last 12 months.
Source: DLD open data · Information, not financial advice. Not an official DLD product.
Net yield of 4.36%, 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 4.01%. Check the building's Mollak invoice.
Evidence
- Source
- DLD sales and Ejari rent contracts
- Sample
- 21 sales, 240 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
- 21 sales, 240 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
- 240 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
- 21 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 156,725 |
|---|---|
| Service charge (AED 15.00 × 1,923 sqft) | −AED 28,845 |
| Vacancy and management (5% of rent) | −AED 7,836 |
| Net rent a year | AED 120,044 |
| Median ready price | AED 2.60M |
| Buying costs (DLD 4% + agency 2%) | +AED 155,940 |
| Total cost | AED 2.75M |
| Net yield | 4.36% |
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 2.60M | AED 649,750 |
| DLD, agency, trustee and bank fees | AED 163,319 | AED 191,949 |
| Total cash needed | AED 2.76M | AED 841,699 |
Month by month with a mortgage
| Net rent, after service charge and 5% allowance | AED 10,004 |
|---|---|
| Mortgage payment (4.5%, 25 years) | −AED 10,835 |
| Cash flow per month | −AED 831 |
Example with 25% down at the median price and rent. Rates change and banks decide; ask yours. Not a forecast.
Areas ranked near this one for 2-bedroom homes
All 60 areas for 2-bedroom homes| # | Area | Net yield | Ready price | Rent / yr |
|---|---|---|---|---|
| 24 | Al Furjan | 4.44% | AED 1.60M | AED 100K |
| 25 | DAMAC Hills | 4.44% | AED 1.79M | AED 120K |
| 26 | Dubai Land Residence Complex | 4.42% | AED 919K | AED 65K |
| 27 | International City Phase 3 | 4.38% | AED 885K | AED 62K |
| 29 | Dubai Hills | 4.34% | AED 2.45M | AED 140K |
| 30 | Arjan | 4.32% | AED 1.45M | AED 94K |
| 31 | JVC | 4.31% | AED 1.50M | AED 95K |
| 32 | Business Bay | 4.27% | AED 2.27M | AED 130K |
Questions investors ask
What rental yield do 2-bedroom homes in Festival City earn?
2-bedroom homes in Festival City earn a median gross rental yield of 6.03%: a median rent of AED 156,725 a year against a median ready price of AED 2.60M. After service charges, a 5% allowance and buying costs, the estimated net yield is 4.36%.
How much cash do I need to buy a 2-bedroom home in Festival City?
At the median ready price of AED 2.60M, a cash buyer needs about AED 2.76M including the 4% DLD fee, agency and trustee fees. With 25% down and a mortgage, the cash needed up front is about AED 841,699.
Can a 2-bedroom home in Festival City qualify for a Golden Visa?
The median ready price is AED 2.60M, 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 Festival City compare with other areas for 2-bedroom homes?
Festival City ranks 28 of 60 Dubai areas by estimated net yield for this unit type. The highest is Motor City at 5.93%.
Get help with Festival City from a RERA-licensed specialist.
Sources: DLD sales (21 for this unit type in the last 12 months) and Ejari rent contracts (240), 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.