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Emirates Living - Springs 11, Emirates Living (Springs, Meadows, Lakes): rental yield, prices & rents

In the 24 months to 5 October 2026, DLD registered 89 sales and 394 rent contracts in Emirates Living - Springs 11, Emirates Living (Springs, Meadows, Lakes). A 3-bed villa / townhouse sold for a median AED 5.20M and rented for AED 230K a year: a gross yield of 4.4%. The Emirates Living (Springs, Meadows, Lakes) median for the same home type is 4.1% (last 12 months).

See every Emirates Living - Springs 11 sale and rental in the explorer →

Prices and yields by home type

Medians for the 24 months to 5 October 2026. Gross yield = median annual rent ÷ median sale price.

Home typeMedian priceAED / sq ftGross yieldSales
2-bed villa / townhouseAED 3.39M1,4594.3%42
3-bed villa / townhouseAED 5.20M1,6864.4%47

Rent guide: what tenants pay in Emirates Living - Springs 11

The 24 months to 5 October 2026. Typical = median. “Most pay” is the middle half of contracts. New lease is what a new tenant agreed; renewal is an existing tenant renewing, often lower because renewal increases are limited by the RERA rental index.

Home typeTypical rent / yearPer monthMost payNew leaseRenewalContracts
2-bed villa / townhouseAED 144KAED 12KAED 124K – AED 165KAED 155KAED 132K179
3-bed villa / townhouseAED 230KAED 19KAED 190K – AED 270KAED 240KAED 220K208
4-bed villa / townhouseAED 269KAED 22KAED 230K – AED 270KAED 269KAED 250K7

Price and rent trend

Median sale price per sq ft (AED), by month
1,0001,5002,0002,500Oct 2024Aug 2025Sep 2026 1,586Oct 2024: AED 1,201 per sq ftNov 2024: AED 1,146 per sq ftDec 2024: AED 1,487 per sq ftJan 2025: AED 1,649 per sq ftFeb 2025: AED 1,437 per sq ftMar 2025: AED 1,816 per sq ftApr 2025: AED 1,472 per sq ftMay 2025: AED 1,535 per sq ftJun 2025: AED 1,731 per sq ftAug 2025: AED 1,456 per sq ftSep 2025: AED 1,751 per sq ftOct 2025: AED 1,687 per sq ftNov 2025: AED 2,002 per sq ftDec 2025: AED 1,633 per sq ftFeb 2026: AED 1,888 per sq ftMar 2026: AED 1,664 per sq ftMay 2026: AED 1,927 per sq ftSep 2026: AED 1,586 per sq ft
Show as table
MonthAED per sq ft
Oct 20241,201
Nov 20241,146
Dec 20241,487
Jan 20251,649
Feb 20251,437
Mar 20251,816
Apr 20251,472
May 20251,535
Jun 20251,731
Aug 20251,456
Sep 20251,751
Oct 20251,687
Nov 20252,002
Dec 20251,633
Feb 20261,888
Mar 20261,664
May 20261,927
Sep 20261,586
Median annual rent per sq ft (AED), by month
5060708090Oct 2024Oct 2025Oct 2026 57Oct 2024: AED 58 per sq ft / yearNov 2024: AED 59 per sq ft / yearDec 2024: AED 63 per sq ft / yearJan 2025: AED 60 per sq ft / yearFeb 2025: AED 63 per sq ft / yearMar 2025: AED 65 per sq ft / yearApr 2025: AED 58 per sq ft / yearMay 2025: AED 70 per sq ft / yearJun 2025: AED 64 per sq ft / yearJul 2025: AED 67 per sq ft / yearAug 2025: AED 69 per sq ft / yearSep 2025: AED 69 per sq ft / yearOct 2025: AED 70 per sq ft / yearNov 2025: AED 65 per sq ft / yearDec 2025: AED 65 per sq ft / yearJan 2026: AED 64 per sq ft / yearFeb 2026: AED 68 per sq ft / yearMar 2026: AED 83 per sq ft / yearApr 2026: AED 59 per sq ft / yearMay 2026: AED 75 per sq ft / yearJun 2026: AED 74 per sq ft / yearJul 2026: AED 67 per sq ft / yearAug 2026: AED 65 per sq ft / yearSep 2026: AED 67 per sq ft / yearOct 2026: AED 57 per sq ft / year
Show as table
MonthAED per sq ft / year
Oct 202458
Nov 202459
Dec 202463
Jan 202560
Feb 202563
Mar 202565
Apr 202558
May 202570
Jun 202564
Jul 202567
Aug 202569
Sep 202569
Oct 202570
Nov 202565
Dec 202565
Jan 202664
Feb 202668
Mar 202683
Apr 202659
May 202675
Jun 202674
Jul 202667
Aug 202665
Sep 202667
Oct 202657

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Quick answers

What is the rental yield in Emirates Living - Springs 11?

The median gross rental yield for a 3-bed villa / townhouse in Emirates Living - Springs 11, Emirates Living (Springs, Meadows, Lakes) is 4.4%, based on DLD records for the 24 months to 5 October 2026.

How much does a 3-bed villa / townhouse in Emirates Living - Springs 11 cost?

The median sale price was AED 5.20M (AED 1,686 per sq ft) in the 24 months to 5 October 2026.