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Upside Living

A studio in Upside Living costs a median AED 1.41M, rents long-let for AED 95,000/yr (5.60% gross), and returns 12.55% short-let at the assumed 80% occupancy — -2.0 pts vs Business Bay's 7.62% and -1.4 pts vs Dubai's 6.98% — from 139 sales and 423 rental contracts registered in the last 24 months through 26 Aug 2026.

Registered data
Sales · Studio
47 in 12 months
Rental contracts · Studio
193 in 12 months
Buy
1.41MAED
AED 3,196/sqft
Long-let
95,000AED
AED 203/sqft · 5.60%
Short-let
12.55%
AED 751/night · 1.62/sqft

Price per sqft: Median of 15 registered sales of ready units in the last 3 months, most recent July 2026.

Priced off 15 sales in the last 3 months.

Yield spread
-2.0 pts
vs the Business Bay median for this unit type
Turnover upside
-6.9%
new tenants pay less than sitting ones — 131 renewals
AED/yr/sqft
AED 203
Sales
139
Rental contracts
423
Renewal rent
AED 102,000/yr
12 months
-9.6%
3 years
-16.7%-5.9%/yr

Based on 139 sales and 423 rental contracts in the last 24 months.

Upside Living is an apartment building in Business Bay, Dubai, one of the towers in the UPSIDE Living 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 2023 to 2026, 1,120 registered sales in all — the 139 in the last 24 months are what every median above is computed from.

Rents by bedroom type

TypeMedian rentAED/yr/sqftYieldContracts
StudioAED 95,0002035.60%
-2.0 pts
423
1 bedAED 125,0001915.74%
-1.4 pts
95

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.

Short-let rates around Upside Living

Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.

How short-let rates are measured
Rates are sampled for every month of the coming year, so the figure carries the full season rather than a winter or summer slice. Listing counts are what those searches returned on the first page — a floor on what the building actually lists, not a count of it. Airbnb publishes approximate coordinates, so even the tightest set — listings within 50 metres — is the building and its immediate neighbours. Where that set is too small to measure a bedroom type, the row widens to the surrounding 500-metre cluster and is marked “500m”.
TypeNightly (AED)AED/night/sqftNet revenue at 80%Long-let rentUpliftShort-let yieldListings seen
Studio7511.62AED 177,540AED 95,0001.9×12.55%3+
1 bed6721.03AED 154,870AED 125,0001.2×8.13%5+

Nightly rate per sqft through the year

Median nightly rate per sqft by month of stay. Smaller, fainter points rest on fewer listings. Per-sqft puts different bedroom types on the same axis.

1 bed: first Oct 2026, 0.91 AED/night/sqft; latest Sep 2027, 0.88 AED/night/sqft; peak Jan 2027, 1.3 AED/night/sqft.

Net revenue assumes 80% occupancy — an assumption, not a measurement.

What the net revenue deducts
Occupancy is an assumption because no Dubai source publishes it per building — at half the occupancy, halve the revenue and the yield. From the nightly rate a guest sees, net revenue deducts Airbnb's 15.5% fee, then cleaning at 2 turnovers a month and utilities, both scaled to the unit's measured floor area. Service charge and mortgage are deliberately not deducted: neither comes out of the long-let rent beside it, and a service charge is owed whichever way the unit is let, so taking it off one side only would break the comparison. Neither figure is net of income tax or furnishing.

Recent transactions

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

57 resales in the last 12 months, against 177 a year on average over 2023–2025.

Sales

DateTypeSqftPriceAED/sqft
23 Jul 2026Studio564AED 1,642,8882,914
23 Jul 2026Studio578AED 1,846,8883,196
23 Jul 2026Studio474AED 1,507,8883,185
23 Jul 2026Studio474AED 1,712,8883,617
22 Jul 2026Studio512AED 1,486,8882,901
22 Jul 2026Studio474AED 1,712,8883,617
30 Jun 2026Studio470AED 1,703,8883,622
30 Jun 2026Studio531AED 1,920,8883,620
30 Jun 2026Studio469AED 1,696,8883,619
18 Jun 2026Studio564AED 1,536,8882,726
18 Jun 2026Studio531AED 1,934,8883,646
18 Jun 2026Studio474AED 1,502,8883,173
18 Jun 2026Studio471AED 1,705,8883,624
9 Jun 2026Studio531AED 1,683,8883,173
4 Jun 2026Studio474AED 1,160,0002,449

15 resales in the last 3 months.

Rental contracts

StartTypeSqftAnnual rentAED/sqftContract
15 Oct 2026Studio469AED 80,000171Renewal
1 Sept 2026Studio374AED 57,000152New
1 Sept 2026Studio374AED 57,000152New
1 Sept 20261 bed648AED 80,000123New
1 Sept 2026Studio378AED 65,000172New
31 Aug 20261 bed648AED 85,000131New
30 Aug 2026Studio531AED 105,000198Renewal
29 Aug 2026Studio378AED 90,000238Renewal
27 Aug 2026Studio469AED 64,000136New
26 Aug 2026Studio470AED 72,000153New
24 Aug 2026Studio474AED 78,000165New
20 Aug 2026Studio470AED 75,000159New
20 Aug 20261 bed657AED 135,000205New
20 Aug 2026Studio471AED 65,000138New
20 Aug 2026Studio578AED 50,48687Renewal
19 Aug 20261 bed657AED 100,000152New
19 Aug 2026Studio474AED 95,000201Renewal
18 Aug 2026Studio469AED 68,000145New
17 Aug 2026Studio578AED 98,000170Renewal
16 Aug 2026Studio578AED 85,000147New
16 Aug 2026Studio472AED 115,726245Renewal
15 Aug 2026Studio512AED 86,000168New
15 Aug 2026Studio378AED 65,000172New
15 Aug 2026Studio470AED 70,000149New
11 Aug 2026Studio374AED 70,000187New
11 Aug 2026Studio374AED 58,000155New
11 Aug 2026Studio531AED 87,000164New
10 Aug 2026Studio374AED 60,000160New
9 Aug 2026Studio564AED 95,000169New
8 Aug 2026Studio474AED 92,000194New
5 Aug 2026Studio378AED 78,000206New
4 Aug 2026Studio472AED 69,000146New
3 Aug 2026Studio378AED 75,483200Renewal
1 Aug 2026Studio469AED 75,000160New
1 Aug 2026Studio470AED 78,000166New
1 Aug 2026Studio465AED 78,000168New
1 Aug 2026Studio474AED 95,000201Renewal
1 Aug 2026Studio531AED 89,000168New
1 Aug 2026Studio507AED 72,000142New
30 Jul 2026Studio531AED 95,000179New
30 Jul 2026Studio578AED 115,000199New
26 Jul 2026Studio507AED 70,000138New
25 Jul 2026Studio474AED 75,000158New
25 Jul 2026Studio378AED 58,000153New
25 Jul 2026Studio378AED 55,000145New
24 Jul 2026Studio374AED 60,000160New
18 Jul 2026Studio512AED 70,000137New
17 Jul 20261 bed657AED 90,000137New
15 Jul 2026Studio469AED 65,000139New
13 Jul 2026Studio512AED 90,000176New
11 Jul 2026Studio470AED 77,000164New
11 Jul 2026Studio507AED 90,000178New
10 Jul 2026Studio474AED 75,000158New
10 Jul 2026Studio472AED 68,000144New
8 Jul 20261 bed648AED 97,000150New
8 Jul 2026Studio578AED 90,000156Renewal
5 Jul 2026Studio507AED 60,000118New
3 Jul 2026Studio374AED 64,615173New
1 Jul 20261 bed648AED 80,000123New
1 Jul 2026Studio578AED 80,000138New

Showing the 60 most recent of 92 contracts starting on or after 26 May 2026.

Start dates after 26 Aug 2026 are contracts already filed for a later move-in. They count towards the rent medians above for the same reason they appear here.

As registered

The building's record in the Dubai Land Department register, as of September 2026. Counts are as registered, not as built or as operated.

Floors
33
Lifts
4
Parking bays
496
Swimming pools
1

Nearby

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

Compare with nearby buildings

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

Common questions

What is the rental yield in Upside Living?
Upside Living returns 5.60% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 423 rental contracts registered in the last 24 months.
How much does a studio in Upside Living cost?
The median registered sale price is AED 1.41M (3,057 AED/sqft), from 139 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Upside Living selling for right now?
Registered sales of ready units in Upside Living over the last 3 months have a median of 3,196 AED/sqft, across 15 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.
Have prices in Upside Living risen or fallen?
Median price per square foot moved +7.6% over the last 12 months against the 12 before it, on 139 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Upside Living compare with Business Bay?
Its 5.60% gross yield sits -2.0 pts against the Business Bay median of 7.62%, computed at the same bedroom grain over the same 24-month window.

Source: Dubai Land Department open data — sale transactions and Ejari rental contracts. Data as of 2026-08-26. Short-let rates are collected separately from public Airbnb search results.

Gross yield divides median annual rent from new contracts by the median resale price for the same bedroom type over the last 24 months. Off-plan sales are included in price and trend figures but excluded from the yield denominator.

Upside Living rental record

Record type
Building-level property market record
Data date
Evidence base
423 registered rental contracts in the trailing 24 months for the default unit type
Sources
Dubai Land Department sale transactions and Ejari rental contracts; public Airbnb search results for forward short-let rates
Canonical record
/rent/apartments/dubai/business-bay/upside-living
Method
Definitions and calculations

Cite as: Dubai Wealth Index. “Upside Living rents and yield.” Business Bay, Dubai. Data to 2026-08-26. https://dubaiwealthindex.com/rent/apartments/dubai/business-bay/upside-living.

Stable dataJSON

Where this data stops

Service charges are not in DLD's open data, so the yield above is gross. Net return needs this building's charge per sqft.