officially Al Hebiah Second
AED 1,567/sqft
+51.9%
+4%
77%
6.7%
41
A typical residential sale here is AED 707,638 for about 595 sqft, from 4,961 recorded sales.
Prices here have moved +51.9% across the 138 months (Feb 2015 – Aug 2026) of Land Department records we hold — a pace of +4% a year if it continued.
That is the whole 138 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.
Comparing a launch price against a resale price without separating them is the most common way Dubai price-per-square-foot figures mislead.
Off-plan
AED 1,356/sqft
3,816 recorded sales
Ready
AED 1,279/sqft
1,145 recorded sales
Off-plan trades 6% above completed homes here. A single blended figure would sit between the two and describe neither.
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 | 366 sqft | AED 525,000 | AED 1,426/sqft | AED 47,000/yr 667 tenancies | 2,403 |
| 1 bed | 694 sqft | AED 859,935 | AED 1,246/sqft | AED 65,000/yr 463 tenancies | 1,874 |
| 2 beds | 1,163 sqft | AED 1,148,316 |
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
5,504
In Al Hebiah Second, from the Land Department's register of flats.
Freehold
100%
Every unit in Al Hebiah Second with a recorded type is freehold, so foreign ownership is permitted throughout.
Typical size
655 sqft
Median of the 5,504 units that record one.
By size of home
From 1,941 tenancy contracts registered with Ejari in the last 12 months — agreed rents, not advertised ones.
Typical annual rent
AED 60,000/yr
for ~605 sqft
Rent per sqft
AED 105/sqft
per year
Renewals
32%
of contracts
Contracts
1,941
last 12 months
What it costs to rent here
Median annual rent, by size of home.
A year’s rent against what that size of home actually sold for in Dubai Studio City over the same twelve months — both from registered records.
| Size | Costs now | Rents for | Gross yield | Sales behind it |
|---|---|---|---|---|
| Studio | AED 550K | AED 47,000/yrby bedroom · 667 new lets | 8.5% | 815 |
| 1 bed | AED 1.03M | AED 65,000/yrby bedroom · 463 new lets | 6.3% | 571 |
| 2 beds | AED 1.44M | AED 90,000/yrby bedroom · 144 new lets | 6.3% | 101 |
The best gross yield here is on a studio at 8.5%. 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 7.6% instead of 6.3%, because it prices the home at AED 859.93K — the median across every sale on record — rather than the AED 1.03M it costs today. Every figure above uses the same twelve months on both sides.
a studio rents for a median AED 47,000/yr, a 1-bedroom for AED 65,000/yr, a 2-bedroom for AED 90,000/yr, a 3-bedroom for AED 110,000/yr. These are medians of tenancy contracts registered with Ejari in Dubai Studio City 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.
Closest to Al Hebiah Second 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.
Arisha Terraces
QUBE DEVELOPMENT L.L.C
Azizi Mirage 1
Azizi Developments L.L.C
Azizi Vista
Azizi Developments L.L.C
Beach Oasis 2
Azizi Developments L.L.C
Celia Residence
Abou Eid Real Estate Development L.L.C
Divine Residencia
Takmeel Real Estate Development L.L.C
Ghaff Land Residence
Ghaff Land Real Estate Development L.L.C
Glitz Residence 1
Danube Properties Development L.L.C
Glitz Residence 2
| AED 965/sqft |
| AED 90,000/yr 144 tenancies |
| 570 |
| 3 beds | 1,466 sqft | AED 1,375,000 | AED 964/sqft | AED 110,000/yr 18 tenancies | 114 |
Apartments, stacked townhouses and commercial units. Villas are not in this dataset.
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 16% less per sqft than someone signing a new lease here.
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 5,490 | AED 41,510 | 8.5% | 7.5% |
| 1 bed | AED 10,414 | AED 54,586 | 6.3% | 5.3% |
| 2 beds | AED 17,438 | AED 72,563 | 6.3% | 5.1% |
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.
The median residential sale price in Dubai Studio City is AED 1,567/sqft, which works out at about AED 707.64K for a typical 595 sqft home. That is a median of 4,961 sales actually registered with the Dubai Land Department, not of asking prices.
Gross yields in Dubai Studio City run about 8.5% on a studio, 6.3% on a 1-bedroom, 6.3% on a 2-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.
Yes. Every unit in Dubai Studio City whose tenure is recorded in the Land Department's register is freehold, so foreign nationals may own property here outright. The register holds 5,504 units for the area.
77% of the 4,961 registered sales in Dubai Studio City 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.
23,569 sales
AED 1,481/sqft
-5%
Danube Properties Development L.L.C