A typical residential sale here is AED 1,185,888 for about 1,044 sqft, from 19,353 recorded sales.
Prices here have moved +34.1% across the 153 months (Nov 2013 – Aug 2026) of Land Department records we hold — a pace of +2% a year if it continued.
That is the whole 153 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.
68%
Sold off-plan
of 19,353 sales
Off-plan
AED 996/sqft
13,208 recorded sales
Ready
AED 990/sqft
6,145 recorded sales
Off-plan trades 1% above completed homes here. A single blended figure would sit between the two and describe neither.
What each size costs in Al Yelayiss 2
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
336 sqft
AED 453,888
AED 1,341/sqft
AED 45,000/yr
205 tenancies
639
1 bed
636 sqft
AED 740,888
AED 1,207/sqft
AED 63,000/yr
816 tenancies
4,606
2 beds
974 sqft
AED 1,095,888
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
12,467
In Al Yelayiss 2, from the Land Department's register of flats.
Freehold
100%
Every unit in Al Yelayiss 2 with a recorded type is freehold, so foreign ownership is permitted throughout.
Typical size
891 sqft
Median of the 12,467 units that record one.
By size of home
2 B/R5,492
1 B/R5,343
3 B/R1,204
Studio
Rental market
From 6,144 tenancy contracts registered with Ejari in the last 12 months — agreed rents, not advertised ones.
Typical annual rent
AED 88,170/yr
for ~977 sqft
Rent per sqft
AED 81/sqft
per year
Renewals
52%
of contracts
Contracts
6,144
last 12 months
What it costs to rent here
Median annual rent, by size of home.
StudioAED 45,000/yr
1 bedAED 63,000/yr
2 beds
What it returns
A year’s rent against what that size of home actually sold for in Town Square over the same twelve months — both from registered records.
Size
Costs now
Rents for
Gross yield
Sales behind it
Studio
AED 560K
AED 45,000/yrby bedroom · 205 new lets
8.0%
76
1 bed
AED 1.04M
AED 63,000/yrby bedroom · 816 new lets
6.1%
700
2 beds
AED 1.52M
AED 90,000/yrby bedroom · 831 new lets
5.9%
979
3 beds
AED 2.75M
AED 150,000/yrby bedroom · 917 new lets
5.5%
363
4 beds
AED 3.49M
AED 180,000/yrby bedroom · 221 new lets
Common questions about Town Square
How much is rent in Town Square?
a studio rents for a median AED 45,000/yr, a 1-bedroom for AED 63,000/yr, a 2-bedroom for AED 90,000/yr, a 3-bedroom for AED 150,000/yr. These are medians of tenancy contracts registered with Ejari in Town Square 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 Al Yelayiss 2 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 90,000/yr
3 bedsAED 150,000/yr
4 bedsAED 180,000/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 15% less per sqft than someone signing a new lease here.
5.2%
84
The best gross yield here is on a studio at 8.0%. 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 studio here reads 9.9% instead of 8.0%, because it prices the home at AED 453.89K — the median across every sale on record — rather than the AED 560K 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 5,047
AED 39,953
8.0%
7.1%
1 bed
AED 9,541
AED 53,459
6.1%
5.1%
2 beds
AED 14,610
AED 75,390
5.9%
5.0%
3 beds
AED 30,341
AED 119,659
5.5%
4.4%
4 beds
AED 43,826
AED 136,174
5.2%
3.9%
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 Town Square?
The median residential sale price in Town Square is AED 1,373/sqft, which works out at about AED 1.19M for a typical 1,044 sqft home. That is a median of 19,353 sales actually registered with the Dubai Land Department, not of asking prices.
What rental yield does Town Square give?
Gross yields in Town Square run about 8.0% on a studio, 6.1% on a 1-bedroom, 5.9% on a 2-bedroom, 5.5% 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 Town Square freehold?
Yes. Every unit in Town Square whose tenure is recorded in the Land Department's register is freehold, so foreign nationals may own property here outright. The register holds 12,467 units for the area.
Is Town Square mostly off-plan or completed homes?
68% of the 19,353 registered sales in Town Square 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.
