Get all the data you need about the real estate market in Sharjah
Sharjah's residential property market has been moving fast in early 2026, and the rental yield picture looks quite different depending on the neighborhood and property type you pick.
We keep this article updated regularly, so the figures you see here reflect the latest available data as of March 2026.
Whether you are looking at a compact studio near the Dubai border or a family villa in a quieter suburb, the gap between a good deal and an average one can be surprisingly wide.
And if you're planning to buy a property in Sharjah, you may want to download our real estate pack about Sharjah.
A quick summary table
| Metric | Value |
|---|---|
| Sharjah neighborhood with the best rental yield | Al Nahda (studio apartment, 8.1% gross) |
| Sharjah neighborhood with the weakest rental yield | Tilal City (5-bed villa, 4.5% gross) |
| Average gross yield across Sharjah | ~5.8% |
| Average net yield across Sharjah | ~4.6% |
| Median purchase price in the dataset | AED 699,000 |
| Average monthly rent across all property types | AED 5,800 |
| Average occupancy rate across Sharjah neighborhoods | ~91% |
| Fastest-leasing Sharjah market | Al Nahda (studio, ~12 days average) |
| Slowest-leasing Sharjah market | Tilal City (5-bed villa, ~35 days average) |
| Highest occupancy in Sharjah | Hoshi 3-bed villa and Al Nahda studio (both at 95%) |
| Best value high-yield segment in Sharjah | Small apartments in Al Nahda and Muwaileh |
| Yield range across all Sharjah neighborhoods | 4.5% to 8.1% gross (3.5% to 6.9% net) |
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Sharjah neighborhoods and property types in 2026 ranked by rental yield
This table ranks the top neighborhoods and property types in the Sharjah residential market by gross rental yield.
For each neighborhood and property type, the table includes average purchase price, average monthly rent, gross rental yield, net rental yield, annual fees, average occupancy, average time to rent, main rental demand, main risk, and investment profile.
By the way, you'll find much more detailed data in our real estate pack about Sharjah.
| # | Neighborhood | Property type | Gross rental yield | Net rental yield | Average purchase price | Average monthly rent | Ownership annual fees | Average occupancy | Average time to rent | Main rental demand | Main risk | Rental Investment Profile |
|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1 | Al Nahda (Sharjah) | Studio apartment | 8.1% | 6.9% | AED 360,000 | AED 2,417 | AED 6,000 | 95% | 12 days | Dubai-border budget commuters | Older tower competition | Top Pick |
| 2 | Al Nahda (Sharjah) | One-bedroom apartment | 7.9% | 6.7% | AED 470,000 | AED 3,083 | AED 7,500 | 94% | 13 days | Young couples working in Dubai | Parking and traffic friction | Top Pick |
| 3 | Al Nahda (Sharjah) | Two-bedroom apartment | 7.0% | 5.9% | AED 690,000 | AED 4,000 | AED 10,000 | 93% | 15 days | Budget-minded small families | Slower exits on resale | Good Potential |
| 4 | Ajmal Makan City | Studio apartment | 7.4% | 5.8% | AED 447,000 | AED 2,750 | AED 9,000 | 86% | 30 days | Lifestyle tenants seeking waterfront novelty | Project maturity and vacancy risk | Strong Potential |
| 5 | Ajmal Makan City | One-bedroom apartment | 6.5% | 5.2% | AED 800,000 | AED 4,333 | AED 13,000 | 84% | 34 days | Couples wanting resort-style living | Thin resale liquidity today | Good Potential |
| 6 | Ajmal Makan City | Two-bedroom apartment | 6.7% | 5.0% | AED 1,200,000 | AED 6,667 | AED 18,000 | 82% | 38 days | Beachfront families and second-home renters | Absorption risk in new stock | Good Potential |
| 7 | Aljada | Studio apartment | 7.3% | 6.1% | AED 411,000 | AED 2,500 | AED 7,000 | 92% | 16 days | Students and first-job renters | New supply absorption risk | Strong Potential |
| 8 | Aljada | One-bedroom apartment | 5.9% | 4.8% | AED 747,000 | AED 3,667 | AED 9,000 | 91% | 18 days | Professionals wanting modern amenities | Off-plan delivery competition | Good Potential |
| 9 | Aljada | Two-bedroom apartment | 4.8% | 4.0% | AED 1,191,000 | AED 4,750 | AED 12,000 | 89% | 21 days | Small families in master-planned community | Service-charge sensitivity | Moderate Appeal |
| 10 | Al Taawun | Studio apartment | 6.4% | 5.3% | AED 450,000 | AED 2,417 | AED 8,000 | 92% | 18 days | Waterfront-oriented budget professionals | Building age varies widely | Good Potential |
| 11 | Al Taawun | Two-bedroom apartment | 6.0% | 5.0% | AED 810,000 | AED 4,083 | AED 12,000 | 90% | 20 days | Families wanting waterfront access | Traffic and parking friction | Good Potential |
| 12 | Al Taawun | One-bedroom apartment | 6.0% | 4.9% | AED 620,000 | AED 3,083 | AED 9,000 | 91% | 19 days | Couples on Sharjah-Dubai commute | Mid-rise stock competition | Good Potential |
| 13 | Hoshi | Three-bedroom villa | 5.7% | 4.8% | AED 1,850,000 | AED 8,750 | AED 14,000 | 95% | 12 days | Quiet-suburb family renters | Limited walkability and retail | Good Potential |
| 14 | Hoshi | Four-bedroom villa | 5.3% | 4.4% | AED 2,450,000 | AED 10,833 | AED 18,000 | 94% | 14 days | Families wanting larger private homes | Slower rent step-up than price | Good Potential |
| 15 | Hoshi | Five-bedroom villa | 4.9% | 4.0% | AED 3,350,000 | AED 13,750 | AED 22,000 | 92% | 17 days | Multigenerational family households | Niche demand for biggest units | Moderate Appeal |
| 16 | Al Khan | Studio apartment | 5.7% | 4.6% | AED 600,000 | AED 2,833 | AED 11,000 | 91% | 20 days | Waterfront singles and couples | Resale values feel premium | Good Potential |
| 17 | Al Khan | One-bedroom apartment | 5.4% | 4.4% | AED 699,000 | AED 3,167 | AED 12,000 | 90% | 22 days | Couples wanting lagoon access | 1-bed pricing has softened before | Moderate Appeal |
| 18 | Al Khan | Two-bedroom apartment | 5.3% | 4.1% | AED 1,043,000 | AED 4,583 | AED 16,000 | 88% | 25 days | Waterfront families and sharers | High fees versus rent | Moderate Appeal |
| 19 | Al Majaz | Two-bedroom apartment | 5.9% | 4.9% | AED 862,000 | AED 4,250 | AED 14,000 | 90% | 20 days | Waterfront families near Corniche | Higher service-charge drag | Good Potential |
| 20 | Al Majaz | One-bedroom apartment | 5.4% | 4.5% | AED 699,000 | AED 3,167 | AED 11,000 | 92% | 18 days | Couples wanting central waterfront living | Older stock dispersion | Good Potential |
| 21 | Al Majaz | Studio apartment | 4.8% | 3.8% | AED 580,000 | AED 2,333 | AED 10,000 | 90% | 22 days | Single professionals near Corniche | Small-unit tenant churn | Moderate Appeal |
| 22 | Muwaileh | One-bedroom apartment | 5.9% | 5.0% | AED 731,000 | AED 3,583 | AED 8,500 | 95% | 12 days | School-area couples and staff | Heavy new-stock competition | Strong Potential |
| 23 | Muwaileh | Studio apartment | 5.8% | 4.9% | AED 446,000 | AED 2,167 | AED 6,500 | 94% | 14 days | Students and solo workers | Small-unit oversupply risk | Good Potential |
| 24 | Muwaileh | Two-bedroom apartment | 5.1% | 4.2% | AED 1,138,000 | AED 4,833 | AED 11,000 | 94% | 13 days | Families near schools and Dubai road links | Price growth outpacing rents | Good Potential |
| 25 | Al Rahmaniya | Three-bedroom villa | 5.6% | 4.6% | AED 1,970,000 | AED 9,167 | AED 15,000 | 94% | 14 days | Emirati and expatriate family households | Family demand is size-specific | Good Potential |
| 26 | Al Rahmaniya | Four-bedroom villa | 5.6% | 4.6% | AED 2,430,000 | AED 11,250 | AED 18,000 | 93% | 16 days | Upsizing families wanting suburban space | Larger-ticket buyer pool is thinner | Good Potential |
| 27 | Al Rahmaniya | Five-bedroom villa | 5.3% | 4.3% | AED 3,100,000 | AED 13,750 | AED 21,000 | 91% | 18 days | Large families near Sharjah amenities | Slower reletting for very large homes | Moderate Appeal |
| 28 | Tilal City | Three-bedroom villa | 5.4% | 4.4% | AED 2,240,000 | AED 10,000 | AED 18,000 | 91% | 24 days | Families seeking newer master-planned villas | Supply pipeline can cap rents | Good Potential |
| 29 | Tilal City | Four-bedroom villa | 5.1% | 4.1% | AED 3,160,000 | AED 13,333 | AED 22,000 | 89% | 28 days | Upper-middle-income family renters | Larger homes lease more slowly | Moderate Appeal |
| 30 | Tilal City | Five-bedroom villa | 4.5% | 3.5% | AED 5,190,000 | AED 19,583 | AED 28,000 | 87% | 35 days | Large affluent family households | High capital outlay narrows yield | Moderate Appeal |
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Key insights about rental yields in Sharjah
Insights
- Sharjah Al Nahda studio apartments gross at 8.1%, roughly 60% more than a Tilal City five-bedroom villa at 4.5%, showing that entry price matters more than lifestyle appeal when you are optimizing purely for yield.
- In Sharjah, the gap between gross and net yield averages around 1.2 percentage points, but it widens to nearly 2 points in waterfront areas like Al Khan and Al Majaz where service charges are meaningfully higher.
- Al Nahda and Muwaileh one-bedroom apartments rent in roughly 12 to 13 days on average, which is nearly three times faster than the slowest options in Tilal City and Ajmal Makan City, making them far less exposed to vacancy drag.
- Ajmal Makan City studios deliver a 7.4% gross yield, the second-highest in the dataset, but occupancy drops to 86% and average time to rent stretches to 30 days, a trade-off that is easy to underestimate when looking at headline returns alone.
- Sharjah villa areas like Hoshi and Al Rahmaniya consistently show 94 to 95% occupancy for three-bedroom units, higher than most apartment areas, suggesting that family-villa demand in Sharjah is very sticky once tenants move in.
- Aljada follows a clear pattern where studio yield (7.3%) is meaningfully higher than two-bedroom yield (4.8%), a 2.5-point gap that reflects how quickly purchase prices scale up in this master-planned community relative to rents.
- Sharjah waterfront apartments in Al Majaz and Al Khan often have annual ownership fees of AED 10,000 to 16,000, compared to AED 6,000 to 7,500 for a similar-sized Al Nahda unit, meaning the true cost of a waterfront premium is felt in fees as much as in price.
- The three Sharjah neighborhoods with the fastest average leasing speed (Al Nahda, Muwaileh, and Hoshi) are all non-waterfront, suggesting that practical commuting and school access drive tenant urgency more than lifestyle views.
- Tilal City five-bedroom villas at AED 5.19 million and 4.5% gross yield are the lowest-returning asset in the dataset, yet Bayut ranks Tilal City as the top area to buy villas in Sharjah, illustrating that buyer interest and investor cash-flow logic do not always point in the same direction.
- Across all ten Sharjah neighborhoods, occupancy is consistently above 82%, which means the market-wide vacancy risk is relatively contained, but the biggest variance sits in newer, still-absorbing developments like Ajmal Makan City.
- Gross yields above 6.5% in Sharjah are only available in the sub-AED 500,000 price band, which means beginner investors with limited capital actually have access to the strongest raw returns in this market.
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About our methodology
We also believe it is important to show our reasoning. It is one of the ways we make our work solid, transparent, and rigorous, just as you will see in our real estate pack about Sharjah.
First, please note that this data is updated regularly, so what you see here reflects the current values as of today.
In order to get reliable data, we applied a strict source filter. We only used authoritative, verifiable sources, not random listings or unsupported figures. More on that point below.
For each Sharjah neighborhood and property type, we aggregated the freshest purchase price and monthly rent data available. When possible, we cross-checked multiple sources to confirm the same range.
This allowed us to estimate rental yield before costs. That is the gross yield, based on annual rent versus purchase price.
We then estimated rental yield after costs. That is the net yield, after recurring ownership and operating expenses.
These expenses vary quite a bit across Sharjah. That is why two areas with similar rents can still produce different net returns.
For example, waterfront neighborhoods like Al Khan and Al Majaz tend to carry heavier service charges, while older apartment buildings in Al Nahda or Al Majaz may have higher maintenance and insurance costs. In newer communities like Aljada and Ajmal Makan City, owners association fees and community charges also need to be factored in carefully.
We also estimated ownership annual fees by combining the main recurring costs linked to each asset. This includes items such as property registration fees, owners association charges where relevant, building insurance, and a realistic maintenance allowance.
These estimates were not applied as one flat number across Sharjah. They were adjusted by neighborhood and property type to better reflect local ownership conditions, particularly the difference between affordable commuter apartments and premium waterfront or villa stock.
This table should therefore be read as a structured market estimate, not as an exact guarantee of future performance. Honesty, quality, and rigor are at the core of our work, and they are also what you will find in our real estate pack about Sharjah.
What sources have we used to write this blog article?
Whether it's in our blog articles or the market analyses included in our real estate pack about Sharjah, we rely on verifiable sources and a transparent methodology.
We also aim to be fully transparent, so below we've listed the authoritative sources we used, and explained how we used them and the methods behind our estimates.
| Source | Why we trust it | How we used it |
|---|---|---|
| Sharjah Real Estate Registration Department (SRERD) | It is Sharjah's official government real estate authority, making it the primary source for legal and transactional data in the emirate. | We used it to anchor the ownership and institutional framework of the Sharjah market. We also used it to confirm that transaction data and ownership rules should be treated as the ground truth for this analysis. |
| WAM: Sharjah Ramadan 2026 transactions | WAM is the UAE's official state news agency and typically cites government-released figures directly. | We used it to confirm that Sharjah market momentum stayed strong into early 2026. We also used it to avoid treating the dataset as if conditions had frozen at the end of 2025. |
| Economy Middle East: Sharjah January 2026 report | It is a recognized regional business publication that routinely cites official Sharjah transaction data. | We used it to cross-check early 2026 market strength and transaction volumes. We also used it to support the assumption that leasing and investor activity remained firm through March 2026. |
| Savills Sharjah Residential Market Report Q3 2025 | Savills is a major international real estate consultancy with a structured and transparent research methodology. | We used it to frame Sharjah's 2025 residential market direction, particularly around freehold expansion and price momentum. We also used it as a cross-check against portal data so the analysis was not based on listings alone. |
| Bayut Annual Sharjah Market Report 2025 | Bayut is one of the UAE's largest property portals and publishes structured, transparent market trend data built on real listing activity. | We used it as the main neighborhood-level benchmark for advertised sale prices, rents, and published gross ROI figures across all ten Sharjah neighborhoods. We also used it to identify which apartment and villa areas attract the most active tenant and buyer searches. |
| Bayut: Most popular areas to rent apartments in Sharjah | This ranking is built on actual user search behavior on one of the UAE's largest portals, giving it a demand-side perspective that official data alone cannot provide. | We used it to identify which Sharjah apartment neighborhoods are genuinely popular with tenants in practice. We also used it to make sure the neighborhood shortlist reflects real leasing demand, not just investor visibility. |
| Property Finder: Sharjah real estate investment guide | Property Finder is a leading UAE property portal with broad listing coverage and independently produced market commentary. | We used it to cross-check Sharjah-wide yield ranges and top investment neighborhoods identified by Bayut. We also used it to avoid over-relying on a single portal for any individual data point. |
| Global Property Guide: UAE rental yields | It is a recognized international property data provider with a clear and consistent yield methodology applied across many countries. | We used it as a macro-level sanity check for UAE city yields to make sure our Sharjah neighborhood estimates stayed within a plausible national range. We also used it to identify where Sharjah sits relative to the broader UAE market. |
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