What is the rental yield in Bellevue Towers-2?

Bellevue Towers-2 returns 7.05% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 160 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Bellevue Towers-2 cost?

The median registered sale price is AED 1.65M (2,423 AED/sqft), from 33 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Bellevue Towers-2 selling for right now?

Registered sales of ready units in Bellevue Towers-2 over the last 12 months have a median of 2,562 AED/sqft, across 11 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 Bellevue Towers-2 risen or fallen?

Median price per square foot moved +6.4% over the last 12 months against the 12 before it, on 33 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Bellevue Towers-2 compare with Downtown Dubai?

Its 7.05% gross yield sits +0.9 pts against the Downtown Dubai median of 6.14%, computed at the same bedroom grain over the same 24-month window.

Bellevue Towers-2 — rental prices & yield

Buy: 1.65MAED; AED 2,562/sqft
Long-let: 110,000AED; AED 137/sqft · 7.05%
Short-let: 16.61%; AED 1,157/night · 1.70/sqft

Price per sqft: Median of 11 registered sales of ready units in the last 12 months, most recent July 2026.

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

Yield spread: +0.9 pts; vs the Downtown Dubai median for this unit type
Turnover upside: +3.8%; new tenants pay more than sitting ones — 124 renewals
AED/yr/sqft: AED 137
Sales: 33
Rental contracts: 160
Renewal rent: AED 106,000/yr

12 months: -1.4%
3 years: +3.3%+1.1%/yr

Based on 33 sales and 160 rental contracts in the last 24 months. Rental data covers the whole Bellevue Towers project, not this tower alone.

Bellevue Towers-2 is an apartment building in Downtown Dubai, Dubai, one of the towers in the Bellevue Towers development. The closest metro station is Business Bay Metro Station, the nearest mall Dubai Mall and the nearest landmark Downtown Dubai. Land Department records for it run from 2018 to 2026, 428 registered sales in all — the 33 in the last 24 months are what every median above is computed from.

Rent history

Median annual rent per sqft registered in Bellevue Towers-2, 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
1 bed	AED 110,000	137	7.05% +0.9 pts	160
3 bed	AED 255,000	149	—	4

Deltas compare each yield with the Downtown Dubai 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 Bellevue Towers-2

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”.

Type	Nightly (AED)	AED/night/sqft	Net revenue at 80%	Long-let rent	Uplift	Short-let yield	Listings seen
1 bed	1,157	1.70	AED 274,055	AED 110,000	2.5×	16.61%	3+
3 bed	1,649	0.68	AED 366,213	AED 255,000	1.4×	6.33%	2+

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.

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.

11 resales in the last 12 months, against 20 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
24 Jul 2026	1 bed	852	AED 1,560,000	1,832
4 Jun 2026	1 bed	802	AED 1,700,000	2,119

2 resales in the last 3 months.

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: Business Bay Metro Station
Mall: Dubai Mall
Landmark: Downtown Dubai

Compare with nearby buildings

The most-traded buildings in Bellevue Towers, on the same figures over the same window.

Highest rental yields in Downtown Dubai · Bellevue Towers-2 places 6th of 55

Bellevue Towers-1 · 8.00%
Grande · 3.60%
Forte T2 · 5.63%
Forte T1 · 5.41%
The Address Residences Dubai Opera T1 · 6.38%
The Address Residences Dubai Opera T2 · 6.54%
Act One Act Two Tower 1 · 6.06%
Act One Act Two Tower 2 · 6.55%

Common questions

What is the rental yield in Bellevue Towers-2?: Bellevue Towers-2 returns 7.05% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 160 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Bellevue Towers-2 cost?: The median registered sale price is AED 1.65M (2,423 AED/sqft), from 33 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Bellevue Towers-2 selling for right now?: Registered sales of ready units in Bellevue Towers-2 over the last 12 months have a median of 2,562 AED/sqft, across 11 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 Bellevue Towers-2 risen or fallen?: Median price per square foot moved +6.4% over the last 12 months against the 12 before it, on 33 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Bellevue Towers-2 compare with Downtown Dubai?: Its 7.05% gross yield sits +0.9 pts against the Downtown Dubai median of 6.14%, computed at the same bedroom grain over the same 24-month window.

Bellevue Towers-2