Studio Apartments for Sale in Dubai: Prices and Yields
A studio is the highest-yielding thing you can own in Dubai and the hardest to sell in a hurry. Both of those are true at the same time, and which one matters more depends entirely on how long you plan to hold it.
Here is what studios cost across the city, what they earn, and the specific traps in the smallest end of this market.
Key Takeaways
- Entry: from about AED 150,000 in International City and AED 250,000 in JVC, up to AED 1.5 million in prime districts.
- Yield: studios beat every other unit type — 8-9% gross in value communities, and 9-10% in the cheapest districts.
- Al Furjan studios average about 8.51% gross, among the strongest in the city.
- Rent per square foot is highest on studios, which is exactly why the yield is highest.
- Mortgages are harder — many banks set a minimum size or value for a studio.
- Resale is thinner: your buyer is another investor, not an end user.
What a studio costs by area
| Area | Typical studio price | Typical rent | Gross yield |
|---|---|---|---|
| International City | AED 150,000-550,000 | AED 22,000-40,000 | 9-10% |
| Dubai South | AED 450,000-650,000 | AED 34,000-45,000 | 7.5-8% |
| Arjan / Dubailand | AED 400,000-650,000 | AED 32,000-45,000 | 8% |
| JVC | AED 450,000-750,000 | AED 40,000-55,000 | 8-9% |
| Al Furjan | AED 500,000-800,000 | AED 42,000-58,000 | About 8.5% |
| Business Bay | AED 620,000-1,000,000 | AED 50,000-70,000 | 7-8% |
| Dubai Marina | AED 850,000-1,300,000 | AED 60,000-85,000 | 6.5-7% |
| Downtown | AED 1,200,000-1,800,000 | AED 75,000-100,000 | 5.5-6% |
Live examples on our Dubai list include Serene Gardens 2 in Al Furjan from about AED 599,000, Rabdan Nas 3 in Arjan from AED 616,000 and Aces Chateau in JVC from AED 695,000.
Why studios yield more
A tenant pays for a home, not for square feet. The gap between a studio's rent and a one-bedroom's rent is much smaller than the gap between their prices, so rent per square foot rises as the unit gets smaller.
Take JVC: a 420 sq ft studio at AED 550,000 letting for AED 45,000 yields 8.2%, while an 800 sq ft one-bedroom at AED 950,000 letting for AED 68,000 yields 7.2%. Same building, same finish, one point of difference — and the studio also costs less to hold, because the service charge is charged per square foot.
What the yield does not tell you
- Turnover is higher. Studio tenants move more often than families do, so you pay commission and carry voids more frequently.
- Your buyer pool is investors. End users rarely buy studios, so resale depends on the yield still looking good to the next investor — which depends on the rent at that moment.
- Finance is restricted. Several UAE banks decline studios below a minimum size or value, and non-resident lending is already capped near 50-60% loan-to-value.
- Supply is concentrated. Studios are what volume developers build most of, so competition in a value district is fierce.
- Rents are softening. Average Dubai rents fell 6.2% between the first and second quarters of 2026, and the smallest units feel that first.
Where studios make the most sense
The sweet spot is a value district with genuine employment nearby and a building that is not one of six identical ones on the same street: JVC, Al Furjan, Arjan and Dubai South all qualify, and JLT does at a higher price point with a better location.
International City sits apart. Yields of 9-10% are real, but the stock is old, the service standard is basic and the resale market is thin. It works as a pure income play for a buyer who understands they may hold it for a long time.
The numbers on a real purchase
A JVC studio at AED 600,000, 430 sq ft, let at AED 48,000:
- Gross yield: 8%
- Service charge at AED 12 per sq ft: AED 5,160
- Vacancy and management at 12% — studios turn over more: AED 5,760
- Net rent: AED 37,080
- Buying costs at 6.5%: AED 39,000
- Net yield on total outlay: about 5.8%
That is a strong number by any global standard, and it is achievable at an entry price most buyers can reach without a mortgage. Our yield guide runs the same calculation across unit types.
Run it on your own numbers. Set the price, the rent and the service charge and the calculator gives you the fees, the cash you need on day one and what the rent leaves after costs — in your own currency.
Dubai property calculator — costs, cash needed and net rent
Works from any country: pick your currency, or type your own rate. Fees follow the DLD schedule; rent figures are yours to set.
| Charge | AED | Your currency |
|---|
Fee basis: DLD transfer 4% of price, plus a DLD admin fee of AED 580 on a ready unit and AED 40 at Oqood on an off-plan one; registration trustee AED 4,000 below AED 500,000 and AED 4,200 above, plus 5% VAT; title deed and map about AED 500; agency 2% plus 5% VAT where used; mortgage registration 0.25% of the loan plus AED 290. Rates shown are indicative, read on 9 September 2026, and the pegged ones (USD and the GCC currencies) do not move — edit the rate box for anything else. This is an estimate to plan with, not a quotation, and it does not cover tax in your own country.
What to check before you buy a studio
- The size. Below about 380 sq ft, both tenant demand and mortgage availability narrow sharply.
- The service charge per sq ft — it is small in absolute terms on a studio, but check it anyway; a AED 25 charge on 430 sq ft is AED 10,750.
- Layout. A separated sleeping area, a real kitchen and a usable balcony rent faster than an open box.
- How many studios are in the building. A tower that is 70% studios competes with itself at every renewal.
- Whether you will ever need to sell quickly. If the answer is yes, buy a one-bedroom instead.
Furnished or unfurnished?
This decision moves the return on a studio more than it does on any other unit type, because the furnishing cost is small relative to the rent.
Furnishing a studio properly costs AED 20,000-35,000: bed, sofa, dining table, appliances, curtains, a television. In a value district that typically adds AED 5,000-9,000 a year to the rent, so the outlay pays back in three to five years and continues from there. It also widens the tenant pool — a large share of studio renters are new arrivals who do not want to buy furniture for a one-year stay.
The arguments against are real: furniture wears out, tenants damage it, and you replace the big items every four or five years. A furnished let also turns over faster, because the tenant who wanted a short, easy arrangement moves on when their circumstances change.
The rule of thumb that holds up: furnish in districts with transient professional demand — JVC, Business Bay, JLT, Dubai South near the airport — and leave unfurnished in family-oriented communities where tenants arrive with their own things. And if the plan is short lets, furnishing is not optional; budget for a full fit-out plus linen and consumables, and check that both the building and the DET permit allow the arrangement before you spend anything.
Frequently asked questions
How much is a studio apartment in Dubai?
From about AED 150,000 in International City and AED 450,000-750,000 in JVC, up to AED 1.2-1.8 million in Downtown. The area sets the price far more than the size does.
Are studios a good investment in Dubai?
For income, yes — they are the highest-yielding unit type at 8-9% gross in value communities and 9-10% in the cheapest districts. For resale speed and financing, a one-bedroom is easier.
Which area has the best studio yields?
International City reports 9-10% gross, with older stock and thin resale. Among mainstream areas, Al Furjan averages about 8.51%, and JVC, Arjan and Dubai South sit at 8% or so.
Can I get a mortgage on a studio in Dubai?
Sometimes. Several banks set a minimum size or value for studios, and non-residents are capped near 50-60% loan-to-value in any case. Most studio purchases in this price band are cash.
Do studios lose value faster?
Not necessarily, but they are less liquid. Your buyer is another investor pricing off the current rent, so in a softening rental market a studio takes longer to sell than a family-sized unit.
Tell us your budget and whether income or resale matters more, and we will shortlist studios whose rent and service charge actually support the yield you are being quoted.
