Studio, 1 bed or 2 bed, which unit type actually performs
Smaller units yield more, almost everywhere
Across every community where enough resale and rent data exists, the gross yield falls as the unit gets bigger. In Business Bay a studio returns 6.5% against 5.0% for a three bedroom. In Jumeirah Village Circle the gap runs from 7.4% down to 5.0%.
The reason is simple. Rent per square foot is highest on small units, because a tenant pays for a roof and a location before paying for space. Purchase price per square foot does not rise as fast.
The full picture
| Community | Studio | 1 bed | 2 bed | 3 bed |
|---|---|---|---|---|
| Majan | 9.5% | 7.1% | 6.3% | -- |
| Emaar South | 8.1% | 7.4% | 7.1% | 6.7% |
| Arjan | 7.8% | 6.3% | 5.5% | 4.8% |
| Jumeirah Village Circle | 7.4% | 7.0% | 5.7% | 5.0% |
| Dubai Marina | 7.3% | 5.9% | 5.4% | 5.1% |
| Palm Jumeirah | 6.6% | 5.2% | 4.1% | 4.6% |
| Business Bay | 6.5% | 6.1% | 5.6% | 5.0% |
| Ras Al Khor / Meydan | -- | 6.3% | 5.0% | 3.8% |
| Al Wasl / Al Safa | -- | 5.0% | 5.7% | -- |
| City Walk | -- | 5.0% | 5.7% | -- |
Where the arithmetic stops
A studio is not automatically the better investment. Tenant turnover is faster, service charges per square foot are usually higher, and in several towers the studio floors are the hardest to resell because every seller is competing with identical units. A two bedroom in a building with few of them can hold its price far better.
The honest summary, a studio buys you income, a larger unit buys you a thinner but steadier market.
Source, Dubai Land Department open transaction data, 2026 year to date, and registered rent contracts from 1 August to 16 September 2026, read on 16 September 2026.
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