What is the rental yield in BEACH VISTA Tower 1?

BEACH VISTA Tower 1 returns 5.47% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 45 rental contracts registered in the last 24 months.

How much does a 3 bedroom in BEACH VISTA Tower 1 cost?

The median registered sale price is AED 8.00M (3,737 AED/sqft), from 15 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in BEACH VISTA Tower 1 selling for right now?

Registered sales of ready units in BEACH VISTA Tower 1 over the last 12 months have a median of 3,520 AED/sqft, across 5 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 VISTA Tower 1 risen or fallen?

Median price per square foot moved -16.9% over the last 12 months against the 12 before it, on 15 registered sales. On a sample this size, read the direction rather than the exact figure.

How does BEACH VISTA Tower 1 compare with Dubai Harbour?

Its 5.47% gross yield sits -0.2 pts against the Dubai Harbour median of 5.62%, computed at the same bedroom grain over the same 24-month window.

BEACH VISTA Tower 1 — rental prices & yield

Buy: 8.00MAED; AED 3,520/sqft
Long-let: 410,000AED; AED 194/sqft · 5.47%
Short-let: 4.95%; AED 1,752/night · 0.82/sqft

Price per sqft: Median of 5 registered sales of ready units in the last 12 months, most recent August 2026.

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

Yield spread: -0.2 pts; vs the Dubai Harbour median for this unit type
Turnover upside: +2.5%; new tenants pay more than sitting ones — 27 renewals
AED/yr/sqft: AED 194
Sales: 15
Rental contracts: 45
Renewal rent: AED 400,000/yr

12 months: -17.6%
3 years: -16.7%-5.9%/yr

Based on 15 sales and 45 rental contracts in the last 24 months. Rental data covers the whole Beach Vista project, not this tower alone.

BEACH VISTA Tower 1 is an apartment building in Dubai Harbour, Dubai, one of the towers in the Beach Vista development. Land Department records for it run from 2018 to 2026, 930 registered sales in all — the 15 in the last 24 months are what every median above is computed from.

Rent history

Median annual rent per sqft registered in BEACH VISTA Tower 1, 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 140,000	183	5.49% -0.8 pts	101
2 bed	AED 220,000	188	5.18% -0.6 pts	112
3 bed	AED 410,000	194	5.47% -0.2 pts	45

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 VISTA Tower 1

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	716	0.96	AED 164,210	AED 140,000	1.2×	6.57%	4+
2 bed	1,360	1.16	AED 315,931	AED 220,000	1.4×	7.80%	6+
3 bed500m	1,752	0.82	AED 396,387	AED 410,000	1.0×	4.95%	7+

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 VISTA Tower 1 itself had too few listings of that type to measure.

Recent transactions

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

11 resales in the last 12 months, against 27 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
20 Aug 2026	3 bed	2,130	AED 6,188,000	2,904
20 Jul 2026	3 bed	2,131	AED 6,700,000	3,144
30 Jun 2026	1 bed	743	AED 2,450,000	3,299

3 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 Vista, on the same figures over the same window.

Highest rental yields in Dubai Harbour · BEACH VISTA Tower 1 places 14th of 15

BEACH VISTA Podium · 6.25%
BEACH VISTA Tower 2 · 7.14%
Marina Vista Tower 2 · 3.65%
Marina Vista Tower 1 · 6.89%
Marina Vista Podium · 2.50%
Grand Bleu Tower interiors by Elie Saab Tower 1 · 4.80%
Grand Bleu Tower interiors by Elie Saab Tower 2 · 4.49%
Palace Beach Residence Podium · 2.19%

Common questions

What is the rental yield in BEACH VISTA Tower 1?: BEACH VISTA Tower 1 returns 5.47% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 45 rental contracts registered in the last 24 months.
How much does a 3 bedroom in BEACH VISTA Tower 1 cost?: The median registered sale price is AED 8.00M (3,737 AED/sqft), from 15 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in BEACH VISTA Tower 1 selling for right now?: Registered sales of ready units in BEACH VISTA Tower 1 over the last 12 months have a median of 3,520 AED/sqft, across 5 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 VISTA Tower 1 risen or fallen?: Median price per square foot moved -16.9% over the last 12 months against the 12 before it, on 15 registered sales. On a sample this size, read the direction rather than the exact figure.
How does BEACH VISTA Tower 1 compare with Dubai Harbour?: Its 5.47% gross yield sits -0.2 pts against the Dubai Harbour median of 5.62%, computed at the same bedroom grain over the same 24-month window.

BEACH VISTA Tower 1