officially Al Hebiah Second
AED 1,567/sqft
August 2026 · 67 sales
+35.2%
+4%
66%
Last 12 months · 1,467 sales
7.9%
Ready homes, last 12 months · 492 sales · 1,300 tenancy contracts, new lets and renewals
41
Registered DLD sales · medians, not estimates · how we compute this
A typical residential sale here is AED 709,530 for about 450 sqft in the last 12 months (1,467 sales); across all 4,961 recorded sales the median is AED 707,638.
Ready-home prices here have moved +35.2% across the 102 months (Feb 2018 – Aug 2026) of Land Department records we hold — a pace of +4% a year if it continued.
That is the whole 102 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. The headline price is the last 12 months; the median across every sale on record sits under it.
Rent is matched to homes by bedroom count where Ejari records one, which most contracts do, and by floor area where it does not — each row says which. Every figure is the median of registered new lets: a renewal is capped under Decree 43 of 2013 and sits below what the same home lets for today.
| Size | Typical home | Price, last 12 months · ready and off-plan | Per sqft, all years | Typical rent | Sales, all years |
|---|---|---|---|---|---|
| Studio | 366 sqft | AED 549,440 798 sales all years AED 525,000 | AED 1,426/sqft | AED 47,000/yr 667 tenancies | 2,403 |
| 1 bed | 694 sqft | AED 1,025,293 564 sales all years AED 859,935 | AED 1,246/sqft | AED 65,000/yr 463 tenancies | 1,874 |
| 2 beds | 1,163 sqft | AED 1,435,500 97 sales all years AED 1,148,316 | AED 965/sqft | AED 90,000/yr 144 tenancies | 570 |
| 3 beds | 1,466 sqft | fewer than 10 sales in 12 months all years AED 1,375,000 | AED 964/sqft | AED 110,000/yr 18 tenancies | 114 |
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 Dubai Studio City, from the Land Department's register of flats.
Freehold
100%
Every unit in Dubai Studio City 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
Apartments, stacked townhouses and commercial units. Villas are not in this dataset.
From 1,918 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
1,918
last 12 months
What it costs to rent here
Median annual rent, by size of home.
Matched to tenancies by bedroom count where Ejari records one — most contracts do — and by floor area where it does not; the table below says which for each row. Renewing tenants pay about 15% less per sqft than someone signing a new lease here.
A year’s rent against what completed homes of that size actually sold for in Dubai Studio City over the same twelve months — both from registered records. Off-plan sales are left out of the price, because rent is paid on built homes and off-plan sells at a premium.
| Size | Costs now, ready | Rents for | Gross yield | Ready sales, 12m |
|---|---|---|---|---|
| Studio | AED 507.58K | AED 47,000/yrby bedroom · 667 new lets | 9.3% | 293 |
| 1 bed | AED 851.98K | AED 65,000/yrby bedroom · 463 new lets | 7.6% | 163 |
| 2 beds | AED 1.12M | AED 90,000/yrby bedroom · 144 new lets | 8.0% | 32 |
The best gross yield here is on a studio at 9.3%. Smaller homes almost always yield more than larger ones — they cost proportionally less and rent for proportionally more.
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 | 9.3% | 8.2% |
| 1 bed | AED 10,414 | AED 54,586 | 7.6% | 6.4% |
| 2 beds | AED 17,438 | AED 72,563 | 8.0% | 6.5% |
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.
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. Rent is matched to homes by bedroom count where Ejari records one — most contracts do — and by floor area where it does not; each row on this page says which.
The median residential sale price in Dubai Studio City was AED 1,567/sqft in August 2026, from 67 sales registered that month. Over the last 12 months a typical home here sold for about AED 709.53K and measured about 450 sqft (1,467 sales). These are medians of sales actually registered with the Dubai Land Department, not of asking prices.
Gross yields on ready homes in Dubai Studio City run about 9.3% on a studio apartment, 7.6% on a 1-bedroom apartment, 8.0% on a 2-bedroom apartment, dividing a year of registered rent by what completed homes of 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.
Ready homes in Dubai Studio City sold for a median AED 1,393/sqft in Q2 2026 (70 sales), against AED 1,439/sqft in Q3 2024 (82 sales): -3.2% across those quarters. By quarter, the ready-home median was AED 1,439/sqft in Q3 2024, AED 1,392/sqft in Q4 2024, AED 1,391/sqft in Q4 2025, AED 1,404/sqft in Q1 2026, AED 1,393/sqft in Q2 2026. Off-plan registrations ran at AED 1,566/sqft in Q2 2026 (198 registrations) and are never pooled with ready homes here. These are medians of registered sales, not an index: a quarter's move against the one before it partly reflects which homes sold, and registrations for Q2 2026 are still being filed.
66% of the 1,467 sales registered in Dubai Studio City in the last 12 months 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.
Median registered sale price per sqft in Dubai Studio City, by calendar quarter of the transaction date, ready homes and off-plan registrations kept apart. Complete quarters only; a quarter's median prints on 60 or more sales.
| Quarter | Ready homes · median per sqft | vs a year earlier | Off-plan · median per sqft |
|---|---|---|---|
| Q3 2024 | AED 1,439/sqft82 sales | — | AED 1,384/sqft281 registrations |
| Q4 2024 | AED 1,392/sqft80 sales | — | AED 1,400/sqft212 registrations |
| Q1 2025 | —32 sales, under the 60 floor | — | AED 1,474/sqft128 registrations |
| Q2 2025 | —42 sales, under the 60 floor | — | AED 1,447/sqft353 registrations |
| Q3 2025 | —38 sales, under the 60 floor | — | AED 1,447/sqft283 registrations |
| Q4 2025 | AED 1,391/sqft239 sales | -0.1% | AED 1,434/sqft281 registrations |
| Q1 2026 | AED 1,404/sqft125 sales | — | AED 1,564/sqft273 registrations |
| Q2 2026still registering | AED 1,393/sqft70 sales | — | AED 1,566/sqft198 registrations |
Ready-home median -3.2% from Q3 2024 (AED 1,439/sqft, 82 sales) to Q2 2026 (AED 1,393/sqft, 70 sales).
Q2 2026 holds 70 ready sales against about 134 in each of the three quarters before it: registrations for it are still being filed, and its median will settle in later months.
A median is not an index: it moves when the mix of what sold moves, and a single quarter's move against the one before it reverses the next quarter about half the time on this register. Read the level, its sample, and the change against the same quarter a year earlier.
Every registered residential sale in this area by month, ready homes and off-plan together, so this is the history of what sold rather than a rate. The newest month is still being registered and will move. The rates on this page read ready homes alone.
Closest to Dubai Studio City 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.
Each has at least twenty sales on record, so its own median means something. Ordered by how much has traded.
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
Danube Properties Development L.L.C
Glitz Residence 3
Danube Properties Development L.L.C
Laya Courtyard
LAYA DEVELOPERS L.L.C
Laya Heights
LAYA DEVELOPERS L.L.C
Ryah Living By Alyakka
Alyakka Developers L.L.C
Samana Golf Avenue
Samana International Real Estate Development L.L.C
Samana Mykonos
Samana International Real Estate Development L.L.C
Samana Santorini
Samana International Real Estate Development L.L.C
The First Collection At Dubai Studio City
TFG S C DEVELOPMENT L.L.C
Verano By Prescott
PRESCOTT REAL ESTATE DEVELOPMENT L.L.C