Gemini Splendor

GEMINI PROPERTY DEVELOPERS · Selling since 2015 · recent sales mostly resales

Sobha Heartland

Median per sqft

AED 1,482/sqft

3yr CAGR

-2.0%

5yr projection (1,000 sqft)

AED 1,705,731

AED 1,504,133 to AED 1,986,192, from 9.4 years of this project's own history. A trend, not a forecast.

Confidence

High

What would this size cost?

Enter the size from the brochure or the floor plan. We price it against what homes of that size actually registered at in Gemini Splendor — not an asking price, and not this project’s overall median, which mixes every unit size together.

SizesqftBedrooms

Price per sqft trend

What it returns

A year’s rent against what that size actually sold for in Gemini Splendor over the same twelve months. Prices are this project’s own registered sales. Rents marked this building are registered new tenancies in Gemini Splendor itself; the rest are homes of the same size in Meydan One, used where Ejari did not name the building.

Size	Costs now	Rents for	Gross yield	Sales behind it
1 bed	AED 1.4M	AED 84,500/yrthis building · 12 new lets	6.0%	10
2 beds	AED 2.02M	AED 120,000/yrthis building · 13 new lets	5.9%	18

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 6.9% instead of 6.0%, because it prices the home at AED 1.23M — the median across every sale on record — rather than the AED 1.4M it costs today. Every figure above uses the same twelve months on both sides.

What it returns after service charges

Starting from this building’s own owners-association budget for 2023 — AED 16/sqft, as filed with the Land Department. Charges have risen since then and the filing is matched to this page by name, so replace it with your own invoice if you have one. How to check it.

Service chargeAED / sqft / year— filed for 2023, so likely below today's.

Size	Charge / year	Rent after it	Gross	Net
1 bed	AED 13,774	AED 70,726	6.0%	5.1%
2 beds	AED 20,358	AED 99,642	5.9%	4.9%

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.