What is the rental yield in Bay Square - 11?

Bay Square - 11 returns 7.62% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 110 rental contracts registered in the last 24 months.

How much does a studio in Bay Square - 11 cost?

The median registered sale price is AED 1.10M (1,692 AED/sqft), from 4 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

How many apartments change hands in Bay Square - 11?

4 sales were registered with the Dubai Land Department in the last 24 months, alongside 110 Ejari rental contracts. Every median on this page rests on those counts.

Which metro station is closest to Bay Square - 11?

Burj Khalifa / Dubai Mall Metro Station, per the Dubai Land Department's own nearest-landmark fields. The nearest mall is Dubai Mall.

Bay Square - 11 — rental prices & yield

Buy: 1.10MAED; AED 1,692/sqft
Long-let: 80,000AED; AED 119/sqft · 7.62%

Priced off the last 5 sales — most recent February 2026.

Yield spread: +0.0 pts; vs the Business Bay median for this unit type
AED/yr/sqft: AED 119
Sales: 4
Rental contracts: 110
Renewal rent: AED 80,000/yr

12 months: +0.0%
3 years: +54.8%+15.7%/yr

Based on 4 sales and 110 rental contracts in the last 24 months. Rental data covers the whole Bay Square project, not this tower alone. Thin sample — treat these figures as indicative.

Bay Square - 11 is an apartment building in Business Bay, Dubai, one of the towers in the Bay Square development. The closest metro station is Burj Khalifa / Dubai Mall Metro Station, the nearest mall Dubai Mall and the nearest landmark Downtown Dubai. Land Department records for it run from 2015 to 2026, 46 registered sales in all — the 4 in the last 24 months are what every median above is computed from.

Rent history

Median annual rent per sqft registered in Bay Square - 11, by year.

Monthly median AED per sqft per year, smoothed over three months. The band along the bottom is the number of records each month.

Rents by bedroom type

Type	Median rent	AED/yr/sqft	Yield	Contracts
Studio	AED 80,000	119	7.62% +0.0 pts	110
1 bed	AED 120,000	97	7.89% +0.8 pts	104

Deltas compare each yield with the Business Bay median for the same unit type. How these yields are computed

How these yields are computed

Each yield divides the median rent by the median of the last 3 months of sales — or of the last 5 sales where the last 3 months hold fewer than three. Off-plan and ready sales count alike, and each bedroom type is priced off its own sales.

1 bed: Priced off the last 5 sales — most recent March 2025.

Recent transactions

As filed with the Land Department — data to 2026-08-26.

Sales

Nothing registered in the last 3 months. Try a wider window.

Rental contracts

The rent figures on this page are pooled from this building’s project, so no individual contract can be attributed to this tower.

Nearby

Metro: Burj Khalifa / Dubai Mall Metro Station
Mall: Dubai Mall
Landmark: Downtown Dubai

Compare with nearby buildings

The most-traded buildings in Bay Square, on the same figures over the same window.

Highest rental yields in Business Bay · Bay Square - 11 places 12th of 84

Common questions

What is the rental yield in Bay Square - 11?: Bay Square - 11 returns 7.62% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 110 rental contracts registered in the last 24 months.
How much does a studio in Bay Square - 11 cost?: The median registered sale price is AED 1.10M (1,692 AED/sqft), from 4 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
How many apartments change hands in Bay Square - 11?: 4 sales were registered with the Dubai Land Department in the last 24 months, alongside 110 Ejari rental contracts. Every median on this page rests on those counts.
Which metro station is closest to Bay Square - 11?: Burj Khalifa / Dubai Mall Metro Station, per the Dubai Land Department's own nearest-landmark fields. The nearest mall is Dubai Mall.

Bay Square - 11