What is the rental yield in Bayside?

Bayside 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 14 rental contracts registered in the last 24 months.

How much does a 2 bedroom in Bayside cost?

The median registered sale price is AED 2.48M (1,571 AED/sqft), from 10 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

Have prices in Bayside risen or fallen?

Median price per square foot moved +7.9% over the last 12 months against the 12 before it, on 10 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Bayside compare with Dubai Marina?

Its 5.44% gross yield sits -0.3 pts against the Dubai Marina median of 5.75%, computed at the same bedroom grain over the same 24-month window.

Does Bayside earn more short-let than long-let?

A night asks a median of AED 1,209, which models to 10.96% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 5.44% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Bayside — rental prices & yield

Buy: 2.48MAED; AED 1,571/sqft
Long-let: 147,500AED; AED 92/sqft · 5.44%
Short-let: 10.96%; AED 1,209/night · 0.77/sqft

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

Yield spread: -0.3 pts; vs the Dubai Marina median for this unit type
Turnover upside: +2.5%; new tenants pay more than sitting ones — 16 renewals
AED/yr/sqft: AED 92
Sales: 10
Rental contracts: 14
Renewal rent: AED 143,900/yr

12 months: -19.7%
3 years: -14.5%-5.1%/yr

Based on 10 sales and 14 rental contracts in the last 24 months. Rental data covers the whole Bayside Residence project, not this tower alone.

Bayside is an apartment building in Dubai Marina, Dubai, one of the towers in the Bayside Residence development. The closest metro station is Dubai Marina, the nearest mall Marina Mall and the nearest landmark Burj Al Arab. Land Department records for it run from 2015 to 2026, 224 registered sales in all — the 10 in the last 24 months are what every median above is computed from.

Rent history

Median annual rent per sqft registered in Bayside, 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 102,500	116	7.07% +0.8 pts	12
2 bed	AED 147,500	92	5.44% -0.3 pts	14
3 bed	AED 207,500	89	5.19% -0.4 pts	12
4+ bed	—	—	—	0

Deltas compare each yield with the Dubai Marina 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 Bayside

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 bed500m	582	0.66	AED 128,775	AED 102,500	1.3×	7.92%	33+
2 bed	1,209	0.77	AED 271,826	AED 147,500	1.8×	10.96%	1+
3 bed500m	1,306	0.56	AED 283,084	AED 207,500	1.4×	7.36%	5+
4+ bed	2,031	0.29	AED 382,950	—	—	4.26%	1+

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 Bayside itself had too few listings of that type to measure.

Recent transactions

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

Sales

Date	Type	Sqft	Price	AED/sqft
4 Jun 2026	3 bed	2,328	AED 4,000,000	1,718

1 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.

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: 24
Flats: 102

Nearby

Metro: Dubai Marina
Mall: Marina Mall
Landmark: Burj Al Arab

Compare with nearby buildings

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

Highest rental yields in Dubai Marina · Bayside places 48th of 64

Bay Central 1 · 5.63%
Bay Central 3 · 1.50%
Bay Central 2 · 8.57%
Princess Tower · 4.58%
Sulafa Tower · 7.08%
Torch Tower · 7.46%
Elite Residence · 6.02%
Silverene Towers B · 9.24%

Common questions

What is the rental yield in Bayside?: Bayside 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 14 rental contracts registered in the last 24 months.
How much does a 2 bedroom in Bayside cost?: The median registered sale price is AED 2.48M (1,571 AED/sqft), from 10 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
Have prices in Bayside risen or fallen?: Median price per square foot moved +7.9% over the last 12 months against the 12 before it, on 10 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Bayside compare with Dubai Marina?: Its 5.44% gross yield sits -0.3 pts against the Dubai Marina median of 5.75%, computed at the same bedroom grain over the same 24-month window.
Does Bayside earn more short-let than long-let?: A night asks a median of AED 1,209, which models to 10.96% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 5.44% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Bayside