Business Bay
Bay Square
BUSINESS BAY (L.L.C) · Selling since 2011 · recent sales mostly resales
Median per sqft
AED 1,573/sqft
3yr CAGR
+8.9%
5yr projection (1,000 sqft)
AED 2,346,386
AED 1,494,665 to AED 4,381,012, from 15 years of this project's own history. A trend, not a forecast.
Confidence
Wide range
What would this size cost?
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually registered at in Bay Square — not an asking price, and not this project’s overall median, which mixes every unit size together.
Price per sqft trend
What it returns
A year’s rent against what that size actually sold for in Bay Square over the same twelve months. Prices are this project’s own registered sales. Rents marked this building are registered new tenancies in Bay Square itself; the rest are homes of the same size in Business Bay, used where Ejari did not name the building.
| Size | Costs now | Rents for | Gross yield | Sales behind it |
|---|---|---|---|---|
| Studio | AED 1.05M | AED 80,000/yrthis building · 49 new lets | 7.6% | 12 |
| 1 bed | AED 1.8M | AED 120,000/yrthis building · 39 new lets | 6.7% | 17 |
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price — and in a market that has risen as far as Dubai’s, the average is a historical price. On that arithmetic a studio here reads 9.4% instead of 7.6%, because it prices the home at AED 855.32K — the median across every sale on record — rather than the AED 1.05M it costs today. Every figure above uses the same twelve months on both sides.
What it returns after service charges
Starting from this building’s own owners-association budget for 2023 — AED 18/sqft, as filed with the Land Department. Charges have risen since then and the filing is matched to this page by name, so replace it with your own invoice if you have one. How to check it.
| Size | Charge / year | Rent after it | Gross | Net |
|---|---|---|---|---|
| Studio | AED 11,945 | AED 68,055 | 7.6% | 6.5% |
| 1 bed | AED 22,024 | AED 97,976 | 6.7% | 5.4% |
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.
Due diligence
Price vs. Business Bay median
-25.8%
Priced at or below the area's real median.
Developer track record
2,147 real transactions
1 completed · 0 off-plan/in progress
Full track record →Verify before you commit
Permit, title, broker license, escrow — the free official checks.
Verification guide →What's around this property
Transport, schools, healthcare, and daily essentials within 3 km.
Nearest metro
2.1 km
Burj Khalifa / Dubai Mall
Nearest school
2.4 km
Hartland International School
Nearest hospital
1.2 km
BIOS CLINIC
Nearest supermarket
349 m
Spinneys
Metro stations
- Burj Khalifa / Dubai Mall2.1 km