What is the rental yield for 2 bedroom apartments in Business Bay?

As of 2026-10-12, the median apartment building in Business Bay returns 6.3% gross on 2 bedroom apartments, +0.0 pts against the Dubai median of 6.3%, across 76 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (2,638 registered Ejari contracts in the last 12 months). Gross means before service charge, fees and vacancy.

What do apartments in Business Bay rent for per square foot?

The median is 105 AED/sqft a year, over registered Dubai Land Department and Ejari records to 2026-10-12.

Are rents in Business Bay rising?

The median building moved -4.1% over the last 12 months against the 12 before it. That is a median across 76 buildings, so individual towers move further in both directions.

Which building in Business Bay yields most?

Ontario Tower, at 8.6% gross. A top row is an outlier by construction — the sample size beside it on the table is the check.

How many buildings in Business Bay does this record cover?

76. A building appears once it has enough registered sales and contracts for a median to mean anything; the rest are listed but not ranked. Data to 2026-10-12.

2 bedroom apartments for rent · DLD + Ejari data to 12 Oct 2026

Business Bay

76 buildings · 2,638 contracts in 12 months

Last 12 months of rental activity across 76 eligible buildings.

As of 2026-10-12, Business Bay's median gross yield for 2 bedroom apartments is 6.3% across 76 buildings (DLD + Ejari).

2 bedroom apartments · typical rent a year

140,000AEDa year

AED 105/sqft a year · -4.1% on a year

Contracts, 12 months: 2,638

Leaders

Highest yield: Ontario Tower· 8.6%
Lowest AED/yr/sqft: Windsor Manor· 76
Most traded: Noura Tower· 203

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Every building in Business Bay

Annual rents, lowest first. Compare the same bedroom type and check shared rental evidence before judging your rent.

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Median rent, low first · 5+ contracts71 rows


Bayz Tower	under 3 sales	AED 95,000	83	19	-17.4%
Park Central	7.4%+1.1 pts	AED 99,000	89	8	-2.9%
MeranoRent from the wider project	7.3%+0.9 pts	AED 100,000	105	38	-9.1%
Aykon City (2) -Tower CRent from the wider project	6.7%+0.3 pts	AED 100,000	117	182	-9.1%
Vera Tower	6.6%+0.3 pts	AED 100,000	111	118	-9.1%
Reva Residences	6.4%+0.0 pts	AED 100,000	110	54	-11.2%
Ontario Tower	8.6%+2.2 pts	AED 103,000	105	27	-1.7%
Executive Bay-ARent from the wider project	7.5%+1.2 pts	AED 104,000	98	26	-5.5%
Clayton Residency	under 3 sales	AED 104,750	92	8	+4.8%
The Scala TowerRent from the wider project	pooled rent, not per building	AED 112,500	89	12	0.0%
Century	6.7%+0.3 pts	AED 113,500	99	8	no prior year
Capital Bay B	7.8%+1.4 pts	AED 115,000	88	13	-4.2%
Elite Business Bay Residence	6.2%-0.2 pts	AED 117,500	89	16	-2.1%
Ag Tower	6.3%-0.0 pts	AED 120,000	79	12	0.0%
Capital Bay A	5.8%-0.5 pts	AED 120,000	88	16	+0.1%
Churchill Tower 2-ResidentialRent from the wider project	5.8%-0.6 pts	AED 120,000	87	52	-5.5%
Avanti Tower	under 3 sales	AED 120,000	91	6	0.0%
Damac Maison The Vogue	under 3 sales	AED 120,000	99	5	-0.4%
Safeer Tower 2	under 3 sales	AED 120,500	76	12	-3.6%
Safeer Tower 1	under 3 sales	AED 124,000	78	11	+1.2%
Windsor Manor	5.7%-0.7 pts	AED 125,000	76	26	-3.9%
Majestine	under 3 sales	AED 125,000	94	21	-3.9%
Luxury Family Residence II	6.3%+0.0 pts	AED 126,500	158	10	-20.9%
Mayfair Tower	under 3 sales	AED 127,320	97	6	+6.1%
The Residences at Business CentralRent from the wider project	5.2%-1.1 pts	AED 127,500	99	14	-5.6%
The Cosmopolitan	7.7%+1.3 pts	AED 130,000	85	9	0.0%
Bays Edge	under 3 sales	AED 134,125	100	10	-4.2%
Atria RaRent from the wider project	5.4%-0.9 pts	AED 135,000	91	35	-10.0%
Atria SaRent from the wider project	4.7%-1.7 pts	AED 135,000	91	35	-10.0%
Al Habtoor Tower	3.4%-3.0 pts	AED 135,000	95	9	-10.8%
Millennium Binghatti Residences Business Bay	6.3%+0.0 pts	AED 140,000	97	25	-6.7%
Peninsula Two	6.0%-0.4 pts	AED 140,000	154	18	no prior year
Noura TowerRent from the wider project	5.8%-0.5 pts	AED 140,000	102	203	-9.7%
Amna TowerRent from the wider project	5.2%-1.1 pts	AED 140,000	102	203	-9.7%
Meera TowerRent from the wider project	pooled rent, not per building	AED 140,000	102	203	-9.7%
Sol Bay	under 3 sales	AED 140,000	95	6	-9.7%
DAMAC Towers by Paramount (D)Rent from the wider project	7.8%+1.5 pts	AED 145,000	97	98	-6.5%
DAMAC Towers by Paramount (B)Rent from the wider project	7.3%+0.9 pts	AED 145,000	97	98	-6.5%
Regalia By Deyaar	7.3%+0.9 pts	AED 145,000	119	8	no prior year
DAMAC Towers by Paramount (A)Rent from the wider project	6.4%+0.1 pts	AED 145,000	97	98	-6.5%
Urban Oasis	6.2%-0.1 pts	AED 145,000	127	53	-3.3%
Royal Regency	5.3%-1.1 pts	AED 145,000	106	13	no prior year
Nobles	7.1%+0.8 pts	AED 149,000	114	66	-0.7%
MAG 318	7.5%+1.2 pts	AED 150,000	144	34	+5.3%
The Paragon by IGO	6.7%+0.4 pts	AED 150,000	112	10	under 5 sales in a year
U-Bora Tower 1Rent from the wider project	6.6%+0.3 pts	AED 150,000	90	14	+7.4%
Marquise Square Tower	5.9%-0.4 pts	AED 155,000	114	19	-6.1%
Binghatti Canal	6.5%+0.2 pts	AED 157,500	118	24	-4.5%
West Five Businessbay ResidenceRent from the wider project	6.4%+0.1 pts	AED 160,000	132	11	no prior year
Prive by DAMAC (B)Rent from the wider project	6.4%+0.1 pts	AED 160,000	118	31	-3.0%
Paramount Tower Hotel & Residences	6.2%-0.2 pts	AED 160,000	129	121	-11.1%
Prive by DAMAC (A)Rent from the wider project	pooled rent, not per building	AED 160,000	118	31	-3.0%
Peninsula Three	6.0%-0.3 pts	AED 165,000	168	65	no prior year
15 Northside - Tower 1Rent from the wider project	8.4%+2.1 pts	AED 168,661	147	32	-3.6%
15 Northside - Tower 2Rent from the wider project	pooled rent, not per building	AED 168,661	147	32	-3.6%
The Sterling East House	under 3 sales	AED 170,000	128	11	-5.6%
Peninsula One	6.5%+0.1 pts	AED 170,229	166	96	+24.7%
The Sterling West House	5.8%-0.5 pts	AED 180,000	115	8	-10.0%
The Pad	6.1%-0.2 pts	AED 180,925	149	8	-7.2%
J One - 2Rent from the wider project	2.7%-3.6 pts	AED 185,000	152	5	+25.4%
J One - 1Rent from the wider project	pooled rent, not per building	AED 185,000	152	5	+25.4%
Trillionaire Residences by Binghatti	6.3%+0.0 pts	AED 190,000	140	16	-15.6%
Ahad Residences	under 3 sales	AED 215,000	129	13	-2.3%
Peninsula Four	6.3%-0.1 pts	AED 225,000	157	13	no prior year
Peninsula Five - 3Rent from the wider project	5.6%-0.8 pts	AED 225,000	161	21	+1.1%
Peninsula Five - 1Rent from the wider project	pooled rent, not per building	AED 225,000	161	21	+1.1%
Peninsula Five - 2Rent from the wider project	pooled rent, not per building	AED 225,000	161	21	+1.1%
Terraces Marasi Drive	4.6%-1.7 pts	AED 231,000	143	10	-23.6%
SLS Dubai Hotel & Residences	6.1%-0.2 pts	AED 240,000	129	21	-4.0%
The Opus By Omniyat	3.7%-2.7 pts	AED 360,000	163	6	-24.6%
Jumeirah Living Business Bay	under 3 sales	AED 500,000	248	12	under 5 sales in a year

Showing 25 of 71 · 5+ contracts

Yield deltas are vs the Business Bay median (6.3%).

Developments compared

What a unit rents for in each Business Bay development, pooled across its towers. Pick a bedroom type to compare like with like.

Development	Rent a year	Price	AED/sqft	Gross yield
15 Northside2 towers · rent filed for the project	AED 168,66132 contracts	AED 2.00M3 sales	2,016	8.4%
Al Habtoor City3 towers · rent filed for the project	AED 140,000203 contracts	AED 2.60M34 sales	1,778	5.4%
Aykon City 32 towers	—none	AED 3.14M19 sales	2,606	—
Binghatti Aquarise5 towers	—none	AED 3.45M74 sales	2,790	—
Binghatti Skyrise3 towers	—none	AED 3.91M13 sales	3,021	—
DAMAC Towers by Paramount4 towers · rent filed for the project	AED 145,00098 contracts	AED 2.00M32 sales	1,319	7.2%
J One2 towers · rent filed for the project	AED 185,0005 contracts	AED 6.87M9 sales	3,611	2.7%
Peninsula Five3 towers · rent filed for the project	AED 225,00021 contracts	AED 4.05M13 sales	2,698	5.6%
Prive by DAMAC2 towers · rent filed for the project	AED 160,00031 contracts	AED 2.48M8 sales	1,709	6.5%
Royal Regency Suites2 towers	—none	AED 3.05M3 sales	1,836	—
The Atria2 towers · rent filed for the project	AED 135,00035 contracts	AED 2.70M6 sales	1,865	5.0%
All of Business Bayevery building, in a project or not	AED 136,0001,902 contracts	AED 3.04M1,591 sales	2,406	4.5%

Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at 2 bed. A median needs 3 rows; a dash with a count means fewer.

Latest in Business Bay, 2 bed

Latest new leases

Peninsula Two12 Oct 2026 · 2 bed · 920 sqftAED 140,000 /yr152/sqft
Elite Business Bay Residence12 Oct 2026 · 2 bed · 1,309 sqftAED 130,000 /yr99/sqft
Vyb12 Oct 2026 · 2 bed · 918 sqftAED 110,000 /yr120/sqft
Aykon City 2Filed for the development · 12 Oct 2026 · 2 bed · 805 sqftAED 80,000 /yr99/sqft
Regalia By Deyaar12 Oct 2026 · 2 bed · 1,262 sqftAED 145,000 /yr115/sqft
Al Habtoor Tower11 Oct 2026 · 2 bed · 1,604 sqftAED 130,000 /yr81/sqft
Al Habtoor CityFiled for the development · 11 Oct 2026 · 2 bed · 1,368 sqftAED 122,000 /yr89/sqft
Churchill TowerFiled for the development · 11 Oct 2026 · 2 bed · 1,270 sqftAED 95,000 /yr75/sqft

Latest sales

Aykon City 3 - Tower A12 Oct 2026 · 2 bed · 1,106 sqft · off-planAED 2.55M2,306/sqft
Chic Tower12 Oct 2026 · 2 bed · 1,575 sqft · off-planAED 2.92M1,857/sqft
Nobles9 Oct 2026 · 2 bed · 1,259 sqftAED 2.10M1,668/sqft
Park Central9 Oct 2026 · 2 bed · 1,146 sqftAED 1.40M1,222/sqft
Aykon City-Tower B9 Oct 2026 · 2 bed · 944 sqftAED 2.00M2,119/sqft
Bugatti Residences by Binghatti9 Oct 2026 · 2 bed · 3,681 sqft · off-planAED 15.00M4,075/sqft
Damac Maison The Vogue8 Oct 2026 · 2 bed · 1,013 sqftAED 1.40M1,382/sqft
Atria Sa8 Oct 2026 · 2 bed · 1,204 sqftAED 2.90M2,408/sqft

Rents by bedroom type in Business Bay

Medians across the buildings above. Open a type to rank those buildings on their own.

Type	Median rent	Gross yield	12-month change	Rentals
Studio	AED 69,000	131	6.8%+0.5 pts	-8.4%	3,507
1 bed	AED 96,500	106	6.6%+0.3 pts	-4.2%	5,848
2 bed	AED 140,000	105	6.3%+0.0 pts	-4.1%	2,638
3 bed	AED 200,000	104	6.5%+0.2 pts	-5.8%	655
4+ bed	AED 330,000	103	6.0%-0.4 pts	-2.9%	50

Yield deltas are vs the Business Bay median (6.3%).

What is coming, and what is movingStudios face the most new supply: 4,324 planned against 4,198 let today

Type	Planned 2026–28 against homes let	Rents fell in
Studio	103% · 4,324	51% of 35 · over half	81% of 31 · over half
1 bed	61% · 4,672	52% of 58 · over half	81% of 43 · over half
2 bed	40% · 1,930	41% of 29	76% of 38 · over half
3 bed	41% · 569	–	73% of 11 · over half

DLD project register as of 6 Jul 2026 · a planned date is not a delivery forecast

Business Bay supply by year →

How these are counted

11,591 apartments are planned in Business Bay from 2026 to 2028, equal to 64% of the 18,176 homes let there today.

Ready prices per sqft fell in 50% of 131 buildings (counted once per bedroom type) in Business Bay with sales in both years; the typical one moved −0.1%.

The pooled median moved +5.4%: 5.5 points more than the typical building, because different buildings traded in each year.

New-lease rents fell in 79% of 124 buildings (counted once per bedroom type) with leases in both years; the typical one moved −5.6%.

Planned completions are apartment units in projects the Land Department register lists as neither complete nor cancelled, by the year of the registered completion date. Projects already past that date and projects without one are counted separately, not spread over future years. Leases are every registered new and renewed apartment lease in the area in the last 12 months. A planned date is not a delivery forecast.

Each building counts once per bedroom type when it has at least five ready sales (or five new leases) in both the last 12 months and the 12 before. Its change is its own median price per sqft (or annual rent) now against then, so the mix of buildings that happened to trade cannot move it. Off-plan sales are left out.

Sales and leases to 12 Oct 2026. Neither figure is a forecast, a vacancy rate or a price index. Methodology

Rents from every lease, yields building by buildingNew-lease rents −8.5% per sq ft on a year; studio homes yield 6.8% gross at the median building

New-lease rents, month by month

Median rent of new leases, AED per sq ft per year

All bedroom types; months with fewer than 20 new leases are left off. Source: Ejari.

Gross yield, building by building

Axis: gross yield, % of price

Median building

Studio6.8% (5.9–7.6)
1 bed6.6% (5.7–7.4)
2 bed6.3% (5.2–7.5)
3 bed6.5% (4.6–7.6)

Dot: the median building. Line: 10th to 90th percentile. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Rents in Business Bay, month by month · all apartmentsMonthly median rent per sqft

AED/yr/sqft, rolling 3-month median

Median rent per sqft per year across every registered new rental contract in Business Bay, as a rolling 3-month median. The band along the bottom is monthly volume.

The records behind these figures

The latest registered sales and rental contracts in Business Bay, as filed. Off-plan sales are flagged.

Latest registered sales

Date	Building	Type	Size, sqft	Price, AED
12 Oct 2026	Regalia By Deyaar	1 bed	712	AED 1.24M	1,736
12 Oct 2026	Amna Tower	1 bed	872	AED 1.75M	2,006
12 Oct 2026	Peninsula Three	1 bed	639	AED 1.80M	2,816
12 Oct 2026	Peninsula Five - 3	1 bed	816	AED 2.05M	2,513
12 Oct 2026	The Paragon by IGO	1 bed	655	AED 1.05M	1,601

Latest registered rental contracts

Starts	Building	Type	Size, sqft	Rent, AED/yr
12 Oct 2026	Peninsula Two	2 bed	920	AED 140,000	152
12 Oct 2026	Regalia By Deyaar	3 bed	1,816	AED 200,000	110
12 Oct 2026	Regalia By Deyaar	1 bed	733	AED 78,000	106
12 Oct 2026	Elite Business Bay Residence	2 bed	1,309	AED 130,000	99
12 Oct 2026	Vyb	2 bed	918	AED 110,000	120

New contracts only, so a renewal capped by RERA is not read as the market rate. Sales exclude the outliers the methodology names. A size or a per-square-foot figure the recorded area cannot support is left blank rather than guessed.

About the Business Bay figures

This record covers the 76 Business Bay buildings with enough registered Ejari contracts for a median to mean anything; 6 more have recorded activity but too little to report. Gross yields inside the area run from 2.7% to 8.6%, so the 6.3% median says much less about any one building than the building table does. The Dubai median for comparison is 6.3%, over the same 12-month window of Dubai Land Department and Ejari records to 2026-10-12.

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Where Business Bay is

Pills show median annual rent, AED. 85 buildings pinned from Google place records and Apple geocoding; verify a plot before relying on it.Open in Apple Maps

Compare towers within a project

Projects with at least two buildings that meet this record’s publication criteria. Each comparison uses the same locality and sale or rental evidence as this page.

15 Northside · 2 towers
Al Habtoor City · 3 towers
Bay Square · 11 towers
DAMAC Towers by Paramount · 4 towers
J One · 2 towers
Peninsula Five · 3 towers
Prive by DAMAC · 2 towers
The Atria · 2 towers

Every building in Business Bay106 buildings with a rental contract, A to Z

106 buildings

A

B

Bay Square - 0190k
Bay Square - 0290k
Bay Square - 0390k
Bay Square - 0690k
Bay Square - 0790k
Bay Square - 0890k
Bay Square - 0990k
Bay Square - 1090k
Bay Square - 1190k
Bay Square - 1290k
Bay Square - 1390k
Bays Edge77k
Bayz 102 By Danube2 rental contracts · no page—
Bayz Tower64k
Binghatti Canal105k
Burj Pacific150k

C

D

Damac Maison The Vogue70k
DAMAC Towers by Paramount (A)120k
DAMAC Towers by Paramount (B)120k
DAMAC Towers by Paramount (C)120k
DAMAC Towers by Paramount (D)120k
Dorchester Collection Dubai2 rental contracts · no page—
Downtown Residences1 rental contract · no page—

E

Elite Business Bay Residence63k
Executive Bay-A76k
Eywa The Way Of Water2 rental contracts · no page—

F

Fairview76k

H

Hamilton Residency70k

J

L

Luxury Family Residence II88k
Luxury Family Residence III1 rental contract · no page—

M

MAG 31878k
Majestine70k
Marquise Square Tower87k
Mayfair Residency69k
Mayfair Tower68k
Meera Tower135k
Merano75k
Millennium Binghatti Residences Business Bay89k

N

Nobles120k
Noura Tower135k

O

P

R

S

T

Terraces Marasi Drive154k
The Cosmopolitan66k
The Opus By Omniyat200k
The Pad95k
The Paragon by IGO90k
The Residences at Business Central85k
The Scala Tower84k
The Sterling East House139k
The Sterling West House135k
Tiger Sky Tower220k
Trillionaire Residences by Binghatti100k

U

V

Vera Tower82k
Volante1.02M
Volante 22 rental contracts · no page—
Vyb99k

W

Z

Zada Tower71k

0–9

Typical rent a year, AED, 12-month median; AED per sqft where a building has no unit figure · “no page”: too few rental contracts for a median that means anything

Common questions

What is the rental yield for 2 bedroom apartments in Business Bay?: As of 2026-10-12, the median apartment building in Business Bay returns 6.3% gross on 2 bedroom apartments, +0.0 pts against the Dubai median of 6.3%, across 76 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (2,638 registered Ejari contracts in the last 12 months). Gross means before service charge, fees and vacancy.
What do apartments in Business Bay rent for per square foot?: The median is 105 AED/sqft a year, over registered Dubai Land Department and Ejari records to 2026-10-12.
Are rents in Business Bay rising?: The median building moved -4.1% over the last 12 months against the 12 before it. That is a median across 76 buildings, so individual towers move further in both directions.
Which building in Business Bay yields most?: Ontario Tower, at 8.6% gross. A top row is an outlier by construction — the sample size beside it on the table is the check.
How many buildings in Business Bay does this record cover?: 76. A building appears once it has enough registered sales and contracts for a median to mean anything; the rest are listed but not ranked. Data to 2026-10-12.

2 bedroom apartments rental record for Business Bay

Record type: Area-level property market record
Data date: 2026-10-12
Evidence base: 2,638 registered rental contracts represented across 76 directly located eligible buildings; headline scope 76 buildings including child localities
Sources: Dubai Land Department sale transactions and Ejari rental contracts
Canonical record: /rent/2-bedroom-apartments/dubai/business-bay
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “2 bedroom apartments for rent in Business Bay.” Data to 2026-10-12. https://dubaiwealthindex.com/rent/2-bedroom-apartments/dubai/business-bay

Source: Dubai Land Department open data. Data to 12 Oct 2026. Area figures are medians across the buildings listed above, not a separate calculation.