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Burj Royale

A 2 bed in Burj Royale costs a median AED 4.05M, rents long-let for AED 202,500/yr (5.44% gross), and returns 6.77% short-let at the assumed 80% occupancy — -0.4 pts vs Downtown Dubai's 5.89% and -1.5 pts vs Dubai's 6.98% — from 47 sales and 208 rental contracts registered in the last 24 months through 26 Aug 2026.

Registered data
Sales · 2 bed
16 in 12 months
Rental contracts · 2 bed
93 in 12 months
Buy
4.05MAED
AED 3,911/sqft
Long-let
202,500AED
AED 201/sqft · 5.44%
Short-let
6.77%
AED 1,181/night · 1.15/sqft

Price per sqft: Median of 8 registered sales of ready units in the last 3 months, most recent August 2026.

Priced off 8 sales in the last 3 months.

Yield spread
-0.4 pts
vs the Downtown Dubai median for this unit type
Turnover upside
+6.6%
new tenants pay more than sitting ones — 110 renewals
AED/yr/sqft
AED 201
Sales
47
Rental contracts
208
Renewal rent
AED 190,000/yr
12 months
-4.8%
3 years
+5.3%+1.7%/yr

Based on 47 sales and 208 rental contracts in the last 24 months.

Burj Royale is an apartment building in Downtown Dubai, Dubai. 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 2019 to 2026, 2,204 registered sales in all — the 47 in the last 24 months are what every median above is computed from.

Rents by bedroom type

TypeMedian rentAED/yr/sqftYieldContracts
1 bedAED 120,0001886.15%
+0.0 pts
181
2 bedAED 202,5002015.44%
-0.4 pts
208
3 bedAED 299,5612235.01%
-0.4 pts
44

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.
  • 3 bed: Priced off the last 5 sales — most recent August 2025.

Short-let rates around Burj Royale

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
1 bed6831.09AED 158,055AED 120,0001.3×7.98%10+
2 bed1,1811.15AED 274,221AED 202,5001.4×6.77%22+
3 bed1,7601.29AED 411,318AED 299,5611.4×7.15%3+

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.

2 bed: first Oct 2026, 0.85 AED/night/sqft; latest Sep 2027, 0.98 AED/night/sqft; peak Jan 2027, 1.77 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.

28 resales in the last 12 months, against 105 a year on average over 2023–2025.

Sales

DateTypeSqftPriceAED/sqft
20 Aug 20262 bed936AED 4,250,0004,542
19 Aug 20261 bed634AED 1,950,0003,077
13 Aug 20262 bed1,045AED 3,700,0003,542
24 Jul 20262 bed954AED 3,050,0003,196
23 Jul 20262 bed959AED 4,300,0004,485
21 Jul 20262 bed936AED 3,700,0003,954
7 Jul 20262 bed1,038AED 2,850,0002,746
6 Jul 20261 bed629AED 1,800,0002,863
23 Jun 20261 bed636AED 1,950,0003,066
18 Jun 20262 bed959AED 3,750,0003,911
4 Jun 20262 bed959AED 3,750,0003,910

11 resales in the last 3 months.

Rental contracts

StartTypeSqftAnnual rentAED/sqftContract
1 Nov 20261 bed631AED 105,000166Renewal
1 Oct 20263 bed1,318AED 236,000179New
11 Sept 20261 bed631AED 105,000166Renewal
10 Sept 20262 bed1,023AED 160,000156New
1 Sept 20262 bed1,078AED 163,000151Renewal
1 Sept 20261 bed637AED 102,000160Renewal
1 Sept 20262 bed993AED 140,000141New
1 Sept 20261 bed637AED 102,000160New
1 Sept 20262 bed1,045AED 170,000163New
31 Aug 20262 bed1,045AED 165,000158New
29 Aug 20261 bed630AED 90,000143New
26 Aug 20262 bed1,057AED 150,000142New
25 Aug 20262 bed1,055AED 145,000137New
23 Aug 20261 bed660AED 88,000133New
22 Aug 20261 bed630AED 100,000159New
22 Aug 20261 bed630AED 90,000143New
22 Aug 20261 bed637AED 105,000165New
22 Aug 20261 bed631AED 90,000143New
22 Aug 20261 bed585AED 90,000154New
22 Aug 20262 bed1,036AED 135,000130New
21 Aug 20263 bed1,318AED 275,000209New
20 Aug 20262 bed951AED 135,000142Renewal
20 Aug 20262 bed989AED 135,000136Renewal
20 Aug 20261 bed675AED 85,000126New
20 Aug 20262 bed1,056AED 140,000133New
20 Aug 20261 bed658AED 115,000175Renewal
20 Aug 20261 bed675AED 85,000126New
20 Aug 20261 bed594AED 90,000151New
18 Aug 20261 bed590AED 95,000161Renewal
15 Aug 20261 bed593AED 105,000177New
12 Aug 20262 bed1,045AED 150,000144New
11 Aug 20261 bed593AED 95,000160New
11 Aug 20261 bed594AED 112,500189Renewal
5 Aug 20263 bed1,318AED 200,000152New
5 Aug 20261 bed659AED 85,000129Renewal
4 Aug 20262 bed954AED 135,000141New
4 Aug 20261 bed593AED 95,000160New
1 Aug 20262 bed1,022AED 190,000186New
1 Aug 20262 bed1,045AED 190,000182New
1 Aug 20261 bed595AED 100,000168New
1 Aug 20262 bed933AED 210,000225Renewal
1 Aug 20261 bed595AED 87,500147New
30 Jul 20261 bed629AED 108,434172New
25 Jul 20263 bed1,318AED 230,000175New
25 Jul 20261 bed631AED 96,000152New
24 Jul 20261 bed593AED 100,000169New
24 Jul 20261 bed593AED 100,000169New
23 Jul 20262 bed1,088AED 175,000161New
23 Jul 20262 bed936AED 180,000192New
16 Jul 20262 bed1,040AED 130,000125New
16 Jul 20262 bed1,021AED 170,000167Renewal
15 Jul 20261 bed650AED 85,000131New
13 Jul 20262 bed1,076AED 140,000130New
11 Jul 20262 bed1,021AED 160,000157New
11 Jul 20262 bed936AED 160,000171New
11 Jul 20261 bed638AED 85,000133New
10 Jul 20263 bed1,318AED 240,000182New
10 Jul 20262 bed959AED 250,000261New
10 Jul 20263 bed1,359AED 240,000177New
8 Jul 20263 bed1,318AED 240,000182New

Showing the 60 most recent of 100 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
59
Lifts
9
Parking bays
696
Swimming pools
2

Nearby

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

Compare with nearby buildings

The most-traded buildings in Downtown Dubai, on the same figures over the same window.

Common questions

What is the rental yield in Burj Royale?
Burj Royale returns 5.44% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 208 rental contracts registered in the last 24 months.
How much does a 2 bedroom in Burj Royale cost?
The median registered sale price is AED 4.05M (3,954 AED/sqft), from 47 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Burj Royale selling for right now?
Registered sales of ready units in Burj Royale over the last 3 months have a median of 3,911 AED/sqft, across 8 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 Burj Royale risen or fallen?
Median price per square foot moved -1.6% over the last 12 months against the 12 before it, on 47 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Burj Royale compare with Downtown Dubai?
Its 5.44% gross yield sits -0.4 pts against the Downtown Dubai median of 5.89%, 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.

Burj Royale rental record

Record type
Building-level property market record
Data date
Evidence base
208 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/downtown-dubai/burj-royale
Method
Definitions and calculations

Cite as: Dubai Wealth Index. “Burj Royale rents and yield.” Downtown Dubai, Dubai. Data to 2026-08-26. https://dubaiwealthindex.com/rent/apartments/dubai/downtown-dubai/burj-royale.

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.