{
  "name": "OPAVITA UAE Residential Price & Yield Dataset",
  "version": "2026.1",
  "last_updated": "2026-08-01",
  "license": "CC BY 4.0",
  "license_url": "https://creativecommons.org/licenses/by/4.0/",
  "publisher": "OPAVITA",
  "publisher_url": "https://opavita.com",
  "citation": "OPAVITA (2026). OPAVITA UAE Residential Price & Yield Dataset, v2026.1. https://opavita.com/data (updated 2026-08-01).",
  "documentation": "https://opavita.com/data",
  "coverage": {
    "country": "United Arab Emirates",
    "cities": [
      "Dubai",
      "Abu Dhabi",
      "Sharjah",
      "Ras Al Khaimah"
    ],
    "districts": 12,
    "property_types": [
      "apartment",
      "villa",
      "townhouse",
      "penthouse"
    ],
    "rows": 25,
    "temporal": "2026"
  },
  "methodology": [
    "Every district is scoped to its registered master-community boundary, not to a marketing name.",
    "Price per square foot is expressed as a range, not a single average: the low bound is roughly the 25th percentile of current asking prices for that unit type, the high bound roughly the 75th. Outlier trophy stock is excluded.",
    "Gross rental yield is annual achievable rent divided by the asking price at the same percentile band. It is gross: service charges, management fees and vacancy are listed separately so you can net it down yourself.",
    "Entry price is the typical all-in asking price of the smallest commonly traded unit of that type in that district, rounded to the nearest AED 50,000.",
    "Service charge is the annual owners'-association levy in AED per square foot, chiller excluded unless the district trades predominantly chiller-included.",
    "Figures are indicative orientation ranges for 2026 and are refreshed each quarter. They are not a valuation, an offer, or advice on any specific property."
  ],
  "sources": [
    "Dubai Land Department transaction registry (public sales index)",
    "Abu Dhabi Department of Municipalities and Transport / DARI registry",
    "Sharjah Real Estate Registration Department published transaction reports",
    "Aggregated portal asking prices for the same districts and unit types",
    "Service-charge schedules published by the relevant owners' associations"
  ],
  "variables": [
    {
      "name": "district",
      "description": "Registered master-community name",
      "unit": "text"
    },
    {
      "name": "city",
      "description": "Emirate-level city",
      "unit": "text"
    },
    {
      "name": "freehold",
      "description": "Whether foreign nationals can own outright",
      "unit": "boolean"
    },
    {
      "name": "property_type",
      "description": "Apartment, villa, townhouse or penthouse",
      "unit": "text"
    },
    {
      "name": "price_psf_low / price_psf_high",
      "description": "Asking price per square foot",
      "unit": "AED/sq ft"
    },
    {
      "name": "gross_yield_low / gross_yield_high",
      "description": "Gross annual rental yield",
      "unit": "percent"
    },
    {
      "name": "entry_price_aed",
      "description": "Typical smallest-unit entry ticket",
      "unit": "AED"
    },
    {
      "name": "size_sqft_low / size_sqft_high",
      "description": "Typical unit size band",
      "unit": "sq ft"
    },
    {
      "name": "service_charge_low / service_charge_high",
      "description": "Annual owners'-association charge",
      "unit": "AED/sq ft"
    }
  ],
  "districts": [
    {
      "slug": "dubai-marina",
      "name": "Dubai Marina",
      "city": "Dubai",
      "freehold": true,
      "positioning": "Mature waterfront high-rise district and the most traded apartment market in the city.",
      "demand": "Corporate tenants, long-stay professionals and short-let guests. Vacancy is structurally low because the district is fully built out.",
      "risk": "Older towers carry higher service charges and dated finishes; chiller-included versus chiller-free contracts change the real net yield.",
      "page_url": "https://opavita.com/prices/dubai-marina"
    },
    {
      "slug": "downtown-dubai",
      "name": "Downtown Dubai",
      "city": "Dubai",
      "freehold": true,
      "positioning": "Prime central address around Burj Khalifa and Dubai Mall, dominated by branded and serviced stock.",
      "demand": "Short-let and executive tenants year-round; the strongest international brand recognition of any Dubai district.",
      "risk": "Entry prices are already prime, so returns depend on capital growth rather than cash flow, and service charges are among the highest in the city.",
      "page_url": "https://opavita.com/prices/downtown-dubai"
    },
    {
      "slug": "business-bay",
      "name": "Business Bay",
      "city": "Dubai",
      "freehold": true,
      "positioning": "Central canal-side business district next to Downtown, with continuous new handovers.",
      "demand": "Young professionals and holiday-home operators; short-let permits are widely used here.",
      "risk": "Heavy incoming supply means rent growth is uneven between towers. Building quality varies far more than the postcode suggests.",
      "page_url": "https://opavita.com/prices/business-bay"
    },
    {
      "slug": "jumeirah-village-circle",
      "name": "Jumeirah Village Circle",
      "city": "Dubai",
      "freehold": true,
      "positioning": "High-volume mid-market community and the usual entry point for first-time overseas investors.",
      "demand": "Price-sensitive resident tenants; the highest gross yields in Dubai come from this band.",
      "risk": "Very large pipeline, uneven building standards and rising competition on rent. Underwrite conservatively on vacancy.",
      "page_url": "https://opavita.com/prices/jumeirah-village-circle"
    },
    {
      "slug": "dubai-hills-estate",
      "name": "Dubai Hills Estate",
      "city": "Dubai",
      "freehold": true,
      "positioning": "Master-planned golf and family community between Downtown and Al Barsha.",
      "demand": "Families on long leases, schools and the mall inside the community keep vacancy very low.",
      "risk": "Villa tickets are large and resale takes longer than apartments; entry pricing has already re-rated substantially.",
      "page_url": "https://opavita.com/prices/dubai-hills-estate"
    },
    {
      "slug": "palm-jumeirah",
      "name": "Palm Jumeirah",
      "city": "Dubai",
      "freehold": true,
      "positioning": "Ultra-prime island market with beach access, branded residences and the deepest luxury resale pool in the UAE.",
      "demand": "Wealthy end-users, relocating HNWIs and premium holiday lets. Supply is physically capped.",
      "risk": "Lowest yields of any district and the widest gap between asking and achieved price. Due diligence on beach rights and service charges matters.",
      "page_url": "https://opavita.com/prices/palm-jumeirah"
    },
    {
      "slug": "saadiyat-island",
      "name": "Saadiyat Island",
      "city": "Abu Dhabi",
      "freehold": true,
      "positioning": "Abu Dhabi's cultural district — Louvre, NYU, beachfront — and the emirate's prime freehold address.",
      "demand": "Diplomats, academics and senior executives on corporate housing budgets; long leases are the norm.",
      "risk": "Thinner transaction volume than Dubai, so exit timing is less flexible and comparables are scarcer.",
      "page_url": "https://opavita.com/prices/saadiyat-island"
    },
    {
      "slug": "al-reem-island",
      "name": "Al Reem Island",
      "city": "Abu Dhabi",
      "freehold": true,
      "positioning": "Dense waterfront towers minutes from downtown Abu Dhabi; the emirate's highest-liquidity apartment market.",
      "demand": "Government and energy-sector professionals; the closest Abu Dhabi equivalent to Dubai Marina.",
      "risk": "Service charges and chiller arrangements vary sharply tower to tower and can wipe out a point of yield.",
      "page_url": "https://opavita.com/prices/al-reem-island"
    },
    {
      "slug": "yas-island",
      "name": "Yas Island",
      "city": "Abu Dhabi",
      "freehold": true,
      "positioning": "Leisure-led island: circuit, theme parks, waterfront golf and a fast-growing residential pipeline.",
      "demand": "Mixed end-user and short-let demand tied to the events calendar and tourism flows.",
      "risk": "Short-let income is seasonal and event-dependent; supply is still expanding across several master plans.",
      "page_url": "https://opavita.com/prices/yas-island"
    },
    {
      "slug": "aljada",
      "name": "Aljada",
      "city": "Sharjah",
      "freehold": true,
      "positioning": "Sharjah's largest mixed-use master plan and the emirate's main freehold offer to foreign buyers.",
      "demand": "Dubai commuters and Sharjah families priced out of Dubai rents; strong long-lease demand.",
      "risk": "Freehold in Sharjah is granted within designated projects only — always verify the ownership instrument before paying a deposit.",
      "page_url": "https://opavita.com/prices/aljada"
    },
    {
      "slug": "maryam-island",
      "name": "Maryam Island",
      "city": "Sharjah",
      "freehold": true,
      "positioning": "Waterfront regeneration on Sharjah's Khalid Lagoon aimed at owner-occupiers and holiday-home buyers.",
      "demand": "Local end-users plus a growing pool of GCC weekend buyers; rental depth is shallower than Aljada.",
      "risk": "Smaller resale market and fewer comparables; treat it as a hold, not a flip.",
      "page_url": "https://opavita.com/prices/maryam-island"
    },
    {
      "slug": "al-marjan-island",
      "name": "Al Marjan Island",
      "city": "Ras Al Khaimah",
      "freehold": true,
      "positioning": "Man-made island leading Ras Al Khaimah's resort build-out, including the emirate's integrated resort pipeline.",
      "demand": "Hospitality-led: branded residences, holiday homes and operator-managed short lets.",
      "risk": "Income depends on tourism ramp-up and operator terms; the market is young and largely off-plan.",
      "page_url": "https://opavita.com/prices/al-marjan-island"
    }
  ],
  "developers": [
    {
      "slug": "emaar",
      "name": "Emaar",
      "page_url": "https://opavita.com/developers/emaar"
    },
    {
      "slug": "damac",
      "name": "DAMAC",
      "page_url": "https://opavita.com/developers/damac"
    },
    {
      "slug": "nakheel",
      "name": "Nakheel",
      "page_url": "https://opavita.com/developers/nakheel"
    },
    {
      "slug": "sobha",
      "name": "Sobha",
      "page_url": "https://opavita.com/developers/sobha"
    },
    {
      "slug": "aldar",
      "name": "Aldar",
      "page_url": "https://opavita.com/developers/aldar"
    },
    {
      "slug": "meraas",
      "name": "Meraas",
      "page_url": "https://opavita.com/developers/meraas"
    },
    {
      "slug": "danube",
      "name": "Danube",
      "page_url": "https://opavita.com/developers/danube"
    },
    {
      "slug": "azizi",
      "name": "Azizi",
      "page_url": "https://opavita.com/developers/azizi"
    }
  ],
  "rows": [
    {
      "district": "Dubai Marina",
      "district_slug": "dubai-marina",
      "city": "Dubai",
      "freehold": true,
      "property_type": "apartment",
      "price_psf_low": 1550,
      "price_psf_high": 2200,
      "gross_yield_low": 6,
      "gross_yield_high": 7.5,
      "entry_price_aed": 1150000,
      "size_sqft_low": 480,
      "size_sqft_high": 1600,
      "service_charge_low": 15,
      "service_charge_high": 22,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/apartment/dubai-marina"
    },
    {
      "district": "Dubai Marina",
      "district_slug": "dubai-marina",
      "city": "Dubai",
      "freehold": true,
      "property_type": "penthouse",
      "price_psf_low": 2400,
      "price_psf_high": 4200,
      "gross_yield_low": 4.5,
      "gross_yield_high": 5.8,
      "entry_price_aed": 7500000,
      "size_sqft_low": 3000,
      "size_sqft_high": 7000,
      "service_charge_low": 18,
      "service_charge_high": 26,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/penthouse/dubai-marina"
    },
    {
      "district": "Downtown Dubai",
      "district_slug": "downtown-dubai",
      "city": "Dubai",
      "freehold": true,
      "property_type": "apartment",
      "price_psf_low": 2100,
      "price_psf_high": 3200,
      "gross_yield_low": 5,
      "gross_yield_high": 6.5,
      "entry_price_aed": 1600000,
      "size_sqft_low": 500,
      "size_sqft_high": 1800,
      "service_charge_low": 20,
      "service_charge_high": 30,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/apartment/downtown-dubai"
    },
    {
      "district": "Downtown Dubai",
      "district_slug": "downtown-dubai",
      "city": "Dubai",
      "freehold": true,
      "property_type": "penthouse",
      "price_psf_low": 3500,
      "price_psf_high": 7000,
      "gross_yield_low": 4,
      "gross_yield_high": 5.2,
      "entry_price_aed": 12000000,
      "size_sqft_low": 3500,
      "size_sqft_high": 9000,
      "service_charge_low": 24,
      "service_charge_high": 35,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/penthouse/downtown-dubai"
    },
    {
      "district": "Business Bay",
      "district_slug": "business-bay",
      "city": "Dubai",
      "freehold": true,
      "property_type": "apartment",
      "price_psf_low": 1600,
      "price_psf_high": 2400,
      "gross_yield_low": 6.5,
      "gross_yield_high": 8,
      "entry_price_aed": 950000,
      "size_sqft_low": 420,
      "size_sqft_high": 1400,
      "service_charge_low": 14,
      "service_charge_high": 22,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/apartment/business-bay"
    },
    {
      "district": "Jumeirah Village Circle",
      "district_slug": "jumeirah-village-circle",
      "city": "Dubai",
      "freehold": true,
      "property_type": "apartment",
      "price_psf_low": 1050,
      "price_psf_high": 1450,
      "gross_yield_low": 7.5,
      "gross_yield_high": 9.5,
      "entry_price_aed": 620000,
      "size_sqft_low": 400,
      "size_sqft_high": 1200,
      "service_charge_low": 11,
      "service_charge_high": 16,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/apartment/jumeirah-village-circle"
    },
    {
      "district": "Jumeirah Village Circle",
      "district_slug": "jumeirah-village-circle",
      "city": "Dubai",
      "freehold": true,
      "property_type": "townhouse",
      "price_psf_low": 1150,
      "price_psf_high": 1600,
      "gross_yield_low": 6,
      "gross_yield_high": 7.2,
      "entry_price_aed": 2100000,
      "size_sqft_low": 1800,
      "size_sqft_high": 3000,
      "service_charge_low": 4,
      "service_charge_high": 8,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/townhouse/jumeirah-village-circle"
    },
    {
      "district": "Dubai Hills Estate",
      "district_slug": "dubai-hills-estate",
      "city": "Dubai",
      "freehold": true,
      "property_type": "apartment",
      "price_psf_low": 1700,
      "price_psf_high": 2200,
      "gross_yield_low": 5.5,
      "gross_yield_high": 6.8,
      "entry_price_aed": 1450000,
      "size_sqft_low": 550,
      "size_sqft_high": 1500,
      "service_charge_low": 15,
      "service_charge_high": 20,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/apartment/dubai-hills-estate"
    },
    {
      "district": "Dubai Hills Estate",
      "district_slug": "dubai-hills-estate",
      "city": "Dubai",
      "freehold": true,
      "property_type": "villa",
      "price_psf_low": 1650,
      "price_psf_high": 2600,
      "gross_yield_low": 4.8,
      "gross_yield_high": 6,
      "entry_price_aed": 6500000,
      "size_sqft_low": 3500,
      "size_sqft_high": 9000,
      "service_charge_low": 4,
      "service_charge_high": 9,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/villa/dubai-hills-estate"
    },
    {
      "district": "Dubai Hills Estate",
      "district_slug": "dubai-hills-estate",
      "city": "Dubai",
      "freehold": true,
      "property_type": "townhouse",
      "price_psf_low": 1550,
      "price_psf_high": 2100,
      "gross_yield_low": 5.2,
      "gross_yield_high": 6.5,
      "entry_price_aed": 3400000,
      "size_sqft_low": 2000,
      "size_sqft_high": 3400,
      "service_charge_low": 4,
      "service_charge_high": 8,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/townhouse/dubai-hills-estate"
    },
    {
      "district": "Palm Jumeirah",
      "district_slug": "palm-jumeirah",
      "city": "Dubai",
      "freehold": true,
      "property_type": "apartment",
      "price_psf_low": 2600,
      "price_psf_high": 4500,
      "gross_yield_low": 4.5,
      "gross_yield_high": 6,
      "entry_price_aed": 2600000,
      "size_sqft_low": 700,
      "size_sqft_high": 2500,
      "service_charge_low": 22,
      "service_charge_high": 34,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/apartment/palm-jumeirah"
    },
    {
      "district": "Palm Jumeirah",
      "district_slug": "palm-jumeirah",
      "city": "Dubai",
      "freehold": true,
      "property_type": "villa",
      "price_psf_low": 3500,
      "price_psf_high": 8000,
      "gross_yield_low": 3.5,
      "gross_yield_high": 4.8,
      "entry_price_aed": 18000000,
      "size_sqft_low": 4500,
      "size_sqft_high": 12000,
      "service_charge_low": 10,
      "service_charge_high": 18,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/villa/palm-jumeirah"
    },
    {
      "district": "Palm Jumeirah",
      "district_slug": "palm-jumeirah",
      "city": "Dubai",
      "freehold": true,
      "property_type": "penthouse",
      "price_psf_low": 4500,
      "price_psf_high": 12000,
      "gross_yield_low": 3.2,
      "gross_yield_high": 4.5,
      "entry_price_aed": 25000000,
      "size_sqft_low": 5000,
      "size_sqft_high": 15000,
      "service_charge_low": 25,
      "service_charge_high": 40,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/penthouse/palm-jumeirah"
    },
    {
      "district": "Saadiyat Island",
      "district_slug": "saadiyat-island",
      "city": "Abu Dhabi",
      "freehold": true,
      "property_type": "apartment",
      "price_psf_low": 1700,
      "price_psf_high": 2600,
      "gross_yield_low": 5.5,
      "gross_yield_high": 6.8,
      "entry_price_aed": 1350000,
      "size_sqft_low": 600,
      "size_sqft_high": 1800,
      "service_charge_low": 16,
      "service_charge_high": 24,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/apartment/saadiyat-island"
    },
    {
      "district": "Saadiyat Island",
      "district_slug": "saadiyat-island",
      "city": "Abu Dhabi",
      "freehold": true,
      "property_type": "villa",
      "price_psf_low": 2200,
      "price_psf_high": 4200,
      "gross_yield_low": 4.5,
      "gross_yield_high": 5.8,
      "entry_price_aed": 8500000,
      "size_sqft_low": 4000,
      "size_sqft_high": 11000,
      "service_charge_low": 8,
      "service_charge_high": 14,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/villa/saadiyat-island"
    },
    {
      "district": "Saadiyat Island",
      "district_slug": "saadiyat-island",
      "city": "Abu Dhabi",
      "freehold": true,
      "property_type": "penthouse",
      "price_psf_low": 2800,
      "price_psf_high": 5500,
      "gross_yield_low": 4,
      "gross_yield_high": 5.2,
      "entry_price_aed": 9500000,
      "size_sqft_low": 3500,
      "size_sqft_high": 8000,
      "service_charge_low": 20,
      "service_charge_high": 30,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/penthouse/saadiyat-island"
    },
    {
      "district": "Al Reem Island",
      "district_slug": "al-reem-island",
      "city": "Abu Dhabi",
      "freehold": true,
      "property_type": "apartment",
      "price_psf_low": 1200,
      "price_psf_high": 1750,
      "gross_yield_low": 6.5,
      "gross_yield_high": 8,
      "entry_price_aed": 780000,
      "size_sqft_low": 500,
      "size_sqft_high": 1600,
      "service_charge_low": 14,
      "service_charge_high": 20,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/apartment/al-reem-island"
    },
    {
      "district": "Yas Island",
      "district_slug": "yas-island",
      "city": "Abu Dhabi",
      "freehold": true,
      "property_type": "apartment",
      "price_psf_low": 1250,
      "price_psf_high": 1850,
      "gross_yield_low": 6,
      "gross_yield_high": 7.5,
      "entry_price_aed": 850000,
      "size_sqft_low": 500,
      "size_sqft_high": 1500,
      "service_charge_low": 13,
      "service_charge_high": 19,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/apartment/yas-island"
    },
    {
      "district": "Yas Island",
      "district_slug": "yas-island",
      "city": "Abu Dhabi",
      "freehold": true,
      "property_type": "villa",
      "price_psf_low": 1600,
      "price_psf_high": 2600,
      "gross_yield_low": 5,
      "gross_yield_high": 6.2,
      "entry_price_aed": 4800000,
      "size_sqft_low": 3000,
      "size_sqft_high": 7000,
      "service_charge_low": 6,
      "service_charge_high": 12,
      "currency": "AED",
      "page_url": "https://opavita.com/buy/villa/yas-island"
    },
    {
      "district": "Yas Island",
      "district_slug": "yas-island",
      "city": "Abu Dhabi",
      "freehold": true,
      "property_type": "townhouse",
      "price_psf_low": 1450,
      "price_psf_high": 2100,
      "gross_yield_low": 5.5,
      "gross_yield_high": 6.8,
      "entry_price_aed": 2900000,
      "size_sqft_low": 1900,
      "size_sqft_high": 3200,
      "service_charge_low": 5,
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