officially Madinat Al Mataar · also covers Emaar South
Median per sqft
AED 1,718/sqft
Change / 204mo
+16.5%
Annualised pace
+1%
Sold off-plan
86%
Gross rental yield
4.4%
Mortgages per 100 resales
67
A typical residential sale here is AED 1,147,580 for about 904 sqft, from 40,257 recorded sales.
Prices here have moved +16.5% across the 204 months (Aug 2009 – Aug 2026) of Land Department records we hold — a pace of +1% a year if it continued.
That is the whole 204 months of records for this area, expressed as an annual pace. It averages across every cycle in that period, so it describes the long run rather than the market today. Treat it as history, not a forecast.
Off-plan and ready are different markets
Comparing a launch price against a resale price without separating them is the most common way Dubai price-per-square-foot figures mislead.
86%
Sold off-plan
of 40,257 sales
Off-plan
AED 1,526/sqft
34,464 recorded sales
Ready
AED 924/sqft
5,793 recorded sales
Off-plan trades 65% above completed homes here. A single blended figure would sit between the two and describe neither.
What each size costs in Madinat Al Mataar
Median size and price for every bedroom count with at least 15 recorded sales. Dubai Land Department records a room count on nearly every sale, so this is a breakdown of real transactions rather than an estimate.
Rent is matched by size here, not bedroom count, so the column is what homes of that sizeactually let for — the question behind the question, answered from real contracts. Ejari does also carry a bedroom count on most tenancies, and the rent-by-bedroom figures on this page read that field directly.
Size
Typical home
Typical price
Per sqft
Typical rent
Sales
Studio
367 sqft
AED 630,000
AED 1,685/sqft
AED 42,000/yr
861 tenancies
10,520
1 bed
738 sqft
AED 1,100,000
AED 1,473/sqft
AED 57,500/yr
1,096 tenancies
10,329
2 beds
1,210 sqft
AED 1,600,000
What exists here, and who may own it
Every other figure on this page is about homes that sold. This is the standing stock, from the Land Department’s unit register.
Registered units
49,140
In Madinat Al Mataar, from the Land Department's register of flats.
Freehold
100%
Every unit in Madinat Al Mataar with a recorded type is freehold, so foreign ownership is permitted throughout.
Typical size
741 sqft
Median of the 49,140 units that record one.
By size of home
1 B/R17,586
Studio14,890
2 B/R13,876
3 B/R
Rental market
From 8,669 tenancy contracts registered with Ejari in the last 12 months — agreed rents, not advertised ones.
Typical annual rent
AED 73,000/yr
for ~1,040 sqft
Rent per sqft
AED 76/sqft
per year
Renewals
49%
of contracts
Contracts
8,669
last 12 months
What it costs to rent here
Median annual rent, by size of home.
StudioAED 42,000/yr
1 bedAED 57,500/yr
2 beds
What it returns
A year’s rent against what that size of home actually sold for in Dubai South over the same twelve months — both from registered records.
Size
Costs now
Rents for
Gross yield
Sales behind it
Studio
AED 648.96K
AED 42,000/yrby bedroom · 861 new lets
6.5%
6,317
1 bed
AED 1.17M
AED 57,500/yrby bedroom · 1,096 new lets
4.9%
4,843
2 beds
AED 1.79M
AED 85,000/yrby bedroom · 1,160 new lets
4.8%
2,856
3 beds
AED 2.8M
AED 113,000/yrby bedroom · 821 new lets
4.0%
790
4 beds
AED 4.38M
AED 175,000/yr
Common questions about Dubai South
How much is rent in Dubai South?
a studio rents for a median AED 42,000/yr, a 1-bedroom for AED 57,500/yr, a 2-bedroom for AED 85,000/yr, a 3-bedroom for AED 113,000/yr. These are medians of tenancy contracts registered with Ejari in Dubai South over the last twelve months — what tenants agreed to pay, not advertised asking rents. This table matches rent to homes by floor area, which every Ejari contract records. Ejari carries a bedroom count on most contracts too, and the rent-by-bedroom figures on this page read that field rather than inferring it from size.
Median price per sqft trend
Areas at a similar price
Closest to Madinat Al Mataar on median price per square foot. Areas with fewer than 10 recorded sales are left out, because a median drawn from a handful of deals is not worth comparing against.
Apartments, stacked townhouses and commercial units. Villas are not in this dataset.
AED 85,000/yr
3 bedsAED 113,000/yr
4 bedsAED 175,000/yr
5 bedsAED 247,500/yr
6 bedsAED 247,500/yr
Matched to tenancies by floor area, so this is what homes of each size actually let for. Ejari does also record a bedroom count on most contracts — the rent-by-bedroom table below reads that field directly. Renewing tenants pay about 1% less per sqft than someone signing a new lease here.
by bedroom · 508 new lets
4.0%
561
5 beds
AED 5.64M
AED 247,500/yrby bedroom · 46 new lets
4.4%
395
The best gross yield here is on a studio at 6.5%. Smaller homes almost always yield more than larger ones — they cost proportionally less and rent for proportionally more.
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price — and in a market that has risen as far as Dubai’s, the average is a historical price. On that arithmetic a 1 bed here reads 5.2% instead of 4.9%, because it prices the home at AED 1.1M — the median across every sale on record — rather than the AED 1.17M it costs today. Every figure above uses the same twelve months on both sides.
What it returns after service charges
We hold no filed budget for this one, so this starts from a placeholder rather than a measurement — it’s on the service charge invoice, or on RERA’s Service Charge Index. How to check it.
Size
Charge / year
Rent after it
Gross
Net
Studio
AED 5,504
AED 36,496
6.5%
5.6%
1 bed
AED 11,063
AED 46,437
4.9%
4.0%
2 beds
AED 18,146
AED 66,854
4.8%
3.7%
3 beds
AED 26,184
AED 86,816
4.0%
3.1%
4 beds
AED 49,398
AED 125,602
4.0%
2.9%
5 beds
AED 63,292
AED 184,208
4.4%
3.3%
Still not the final number: agency commission on re-letting, and any month the home sits empty, both come out of net rent too. This subtracts the service charge only, because it is the one cost that is the same every year whether or not the home is let.
Gross yield: rent before costs. Service charges, agency commission, and any month the home sits empty all come out of it — in Dubai the service charge alone is commonly a fifth to a third of the rent, so treat these as the ceiling rather than the return.
How much do properties cost in Dubai South?
The median residential sale price in Dubai South is AED 1,718/sqft, which works out at about AED 1.15M for a typical 904 sqft home. That is a median of 40,257 sales actually registered with the Dubai Land Department, not of asking prices.
What rental yield does Dubai South give?
Gross yields in Dubai South run about 6.5% on a studio, 4.9% on a 1-bedroom, 4.8% on a 2-bedroom, 4.0% on a 3-bedroom, dividing a year of registered rent by what that size actually sold for over the same twelve months. Smaller homes yield more. These are gross figures: service charges, agency commission and void periods are not deducted, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
Is Dubai South freehold?
Yes. Every unit in Dubai South whose tenure is recorded in the Land Department's register is freehold, so foreign nationals may own property here outright. The register holds 49,140 units for the area.
Is Dubai South mostly off-plan or completed homes?
86% of the 40,257 registered sales in Dubai South were off-plan, and the rest were completed homes. The two trade at different prices, so a single blended price per square foot for the area would describe neither.
