The Highbury

Ellington Properties Development L.L.C · APARTMENT · OFF PLAN · Selling since 2019 · recent sales mostly off-plan

Sobha Heartland

Median per sqft

AED 2,024/sqft

3yr CAGR

-0.8%

5yr projection (1,000 sqft)

AED 1,964,613

AED 1,566,907 to AED 2,978,032, from 3.2 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 The Highbury — not an asking price, and not this project’s overall median, which mixes every unit size together.

Sizesqft

Price per sqft trend

What it returns

A year’s rent against what that size actually sold for in The Highbury over the same twelve months. Prices are this project’s own registered sales. Rents marked this building are registered new tenancies in The Highbury 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 1.73M	AED 105,000/yrsame size in Meydan One	6.1%	18
2 beds	AED 2.8M	AED 150,000/yrsame size in Meydan One	5.4%	19

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 2 beds here reads 5.9% instead of 5.4%, because it prices the home at AED 2.55M — the median across every sale on record — rather than the AED 2.8M it costs today. Every figure above uses the same twelve months on both sides.

What it returns after service charges

Starting from the middle filed owners-association budget in this area — AED 18/sqft across 7 buildings, most recently filed for 2023. 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— this area's middle filing, not this building's.

Size	Charge / year	Rent after it	Gross	Net
1 bed	AED 15,490	AED 89,510	6.1%	5.2%
2 beds	AED 21,745	AED 128,255	5.4%	4.6%

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.