What is the rental yield in Beach Mansion - Tower 2?

Beach Mansion - Tower 2 returns 4.49% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 48 rental contracts registered in the last 24 months.

How much does a 2 bedroom in Beach Mansion - Tower 2 cost?

The median registered sale price is AED 3.95M (3,189 AED/sqft), from 28 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Beach Mansion - Tower 2 selling for right now?

Registered sales of ready units in Beach Mansion - Tower 2 over the last 12 months have a median of 3,237 AED/sqft, across 10 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 Beach Mansion - Tower 2 risen or fallen?

Median price per square foot moved -2.0% over the last 12 months against the 12 before it, on 28 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Beach Mansion - Tower 2 compare with Dubai Harbour?

Its 4.49% gross yield sits -1.3 pts against the Dubai Harbour median of 5.75%, computed at the same bedroom grain over the same 24-month window.

Beach Mansion - Tower 2 — rental prices & yield

Buy: 3.95MAED; AED 3,237/sqft
Long-let: 179,759AED; AED 144/sqft · 4.49%
Short-let: 7.30%; AED 1,253/night · 1.01/sqft

Price per sqft: Median of 10 registered sales of ready units in the last 12 months, most recent July 2026.

Priced off 3 sales in the last 3 months.

Yield spread: -1.3 pts; vs the Dubai Harbour median for this unit type
AED/yr/sqft: AED 144
Sales: 28
Rental contracts: 48
Short-let listings seen: 4+

Based on 28 sales and 48 rental contracts in the last 24 months. Rental data covers the whole Beach Mansion project, not this tower alone.

Beach Mansion - Tower 2 is an apartment building in Dubai Harbour, Dubai, one of the towers in the Beach Mansion development. Land Department records for it run from 2021 to 2026, 698 registered sales in all — the 28 in the last 24 months are what every median above is computed from.

Rent history

Median annual rent per sqft registered in Beach Mansion - Tower 2, by year.

Median AED per sqft per year, with fainter bars resting on fewer contracts. Too few monthly records here to draw an honest monthly line.

Rents by bedroom type

Type	Median rent	AED/yr/sqft	Yield	Contracts
1 bed	AED 120,000	152	4.90% -1.3 pts	48
2 bed	AED 179,759	144	4.49% -1.3 pts	48
3 bed	AED 360,000	177	4.83% -0.8 pts	27
4+ bed	AED 500,000	204	—	1

Deltas compare each yield with the Dubai Harbour 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 Beach Mansion - Tower 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	596	0.78	AED 134,199	AED 120,000	1.1×	5.48%	3+
2 bed	1,253	1.01	AED 288,265	AED 179,759	1.6×	7.30%	4+
3 bed500m	1,752	0.81	AED 395,862	AED 360,000	1.1×	5.66%	4+
4+ bed500m	2,636	0.44	AED 550,623	AED 500,000	1.1×	3.09%	10+

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. Rows marked 500m widen to the surrounding cluster, because Beach Mansion - Tower 2 itself had too few listings of that type to measure.

Recent transactions

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

22 resales in the last 12 months, against 35 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
30 Jul 2026	2 bed	1,267	AED 4,000,000	3,156
27 Jul 2026	2 bed	1,220	AED 3,250,000	2,665
16 Jul 2026	1 bed	730	AED 2,425,000	3,322
23 Jun 2026	2 bed	1,267	AED 4,100,000	3,235

4 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.

Compare with nearby buildings

The most-traded buildings in Beach Mansion, on the same figures over the same window.

Highest rental yields in Dubai Harbour · Beach Mansion - Tower 2 places 9th of 15

Beach Mansion - Tower 1 · 3.22%
Marina Vista Tower 1 · 6.89%
Marina Vista Podium · 2.50%
Marina Vista Tower 2 · 3.65%
Grand Bleu Tower interiors by Elie Saab Tower 2 · 4.49%
Grand Bleu Tower interiors by Elie Saab Tower 1 · 4.80%
BEACH VISTA Podium · 6.25%
BEACH VISTA Tower 1 · 3.23%

Common questions

What is the rental yield in Beach Mansion - Tower 2?: Beach Mansion - Tower 2 returns 4.49% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 48 rental contracts registered in the last 24 months.
How much does a 2 bedroom in Beach Mansion - Tower 2 cost?: The median registered sale price is AED 3.95M (3,189 AED/sqft), from 28 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Beach Mansion - Tower 2 selling for right now?: Registered sales of ready units in Beach Mansion - Tower 2 over the last 12 months have a median of 3,237 AED/sqft, across 10 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 Beach Mansion - Tower 2 risen or fallen?: Median price per square foot moved -2.0% over the last 12 months against the 12 before it, on 28 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Beach Mansion - Tower 2 compare with Dubai Harbour?: Its 4.49% gross yield sits -1.3 pts against the Dubai Harbour median of 5.75%, computed at the same bedroom grain over the same 24-month window.

Beach Mansion - Tower 2