Bluewaters Residences 1
A 2 bed in Bluewaters Residences 1 costs a median AED 7.30M and rents long-let for AED 450,000/yr.
2 bed · typical price
7.30MAED
AED 4,560/sqft
- Rent a year
- AED 450,000
- vs Bluewaters Island
- 19% below the median
Cost to buy, all inAED 7.75M
- Price
- AED 7.30M
- DLD fee 4%
- AED 292,000
- Agent 2% + VAT
- AED 153,300
- Trustee
- AED 4,200
Fees repaid by rent12 months
Is Bluewaters Residences 1 a good investment?The rent pays below the Dubai median
- Does it pay a good rent?5.5% gross, before the service charge (not on file) (Dubai median 6.8%)5.5%Watch
- Are rents going up?New 2 bed leases: AED 422,500 a year ago, AED 450,000 now (pooled across the project)+6.5%
- How fast do fees pay back?AED 449,500 in fees to buy a 2 bed; rent covers it in 1.0 years1.0 yrs
- Can I sell easily?3 sales in 12 months (4 the year before)3
- Did earlier buyers gain?Up 98% for buyers 5 years ago; up 111% for launch buyers, before fees+98.4%Context
Readings use published thresholds · 2 bed figures, the most traded type · Data to 12 Oct 2026
Bluewaters Residences 1 prices and rents by unit typeA two-bed costs about AED 7.30M and rents for about AED 450,000 a year
Appreciation, rental income and short-term detail, by unit typeAppreciation, rental income and short-term detail, by unit type
Appreciation
2 bed · price per sqft · Bluewaters Island · area median AED 5,644/sqft
- vs area median
- -19.2%
- Off-plan price gain, 2018–2021
- +105.0% · +11.7%/yr
Rental income
2 bed · Bluewaters Island
- Median new rent
- AED 450,000/yr
- Renewal rent
- AED 430,000/yr
- New tenants pay vs sitting (37 renewals)
- +4.7%
Read with care
- Rental data covers the whole Bluewaters Residences project, not this tower alone.
- Thin sample — 2 sales in 12 months. Treat these figures as indicative.
Price history and sales
As filed with the Land Department — data to 2026-10-12.
Chart data, 2 bed: Oct 2018, AED 3,987,000; latest, Jul 2026, AED 7,300,000; peak, Sep 2023, AED 7,900,000.
Did earlier buyers gain?
Median paid per sqft, all types, against today’s 4,737 · before fees
- Launch, 2018–21
- 2,242
- +111%
- 12 sales
- 5 years ago
- 2,388
- +98%
- 9 sales
- 3 years ago
- 6,688
- −29%
- 8 sales
- Previous 12 months
- 4,955
- −4%
- 4 sales
- Last 12 months
- 4,737
- today
- 3 sales
The change is what a buyer at each median would be up or down at today’s median. A shift in the unit mix can move a median without any unit changing price.
3 resales in the last 12 months.
Comparables in Bluewaters Island
Every Bluewaters Island building with a page, ranked by price per sqft over the same 12 months, all unit types. Bluewaters Residences 1 places 10th of 10; the nearest 4 are shown.
Rank 1 is the dearest per square foot. Differences are against Bluewaters Residences 1 (AED 4,737/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.
At 2 bed, Bluewaters Residences 1 has registered sale prices 19% below the Bluewaters Island median price per square foot of 5,644 AED, across 8 eligible buildings.
Market context in Bluewaters Island
Registered sales activity
90 ready apartment sales in the 12 months to 2026-10-12.
+5.7% in median AED/sqft versus the preceding year, supported by 90 current and 91 prior price observations.
Explore sales activityPlanned apartment projects
0 known registered units across 0 pending projects planned within one year of the 2026-07-06 register.
0 projects had already passed their planned date; 0 have unknown timing.
Explore planned supplySupply against leasing, and same-building moves
0 apartments are planned in Bluewaters Island from 2026 to 2028, equal to 0% of the 329 homes let there today.
How these are countedDirect locality, all apartment bedroom types. Area context is not building performance. Planned dates are relative to the register date, not a delivery forecast; project unit counts can include mixed uses. Sales activity is not time on market or occupancy.
The Bluewaters Residences towers
10 towers in Bluewaters Residences, at the bedroom type above.
Ejari files Bluewaters Residences’s leases under the project, not a tower, so every tower share one rent: the project figure above, counted once. Prices are each tower’s own registered sales.
Bluewaters Island: every development at this typeBluewaters Island: every development at this type
Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at 2 bed. A median needs 3 rows; a dash with a count means fewer.
About Bluewaters Residences 1
Bluewaters Residences 1 is an apartment building completed in 2019 in Bluewaters Island. 83 sales are registered with the Dubai Land Department.
Drive times · typical
- Downtown
- 25 min · 25 km
- DXB Airport
- 30 min · 38 km
- DIFC
- 21 min · 27 km
- Dubai Marina
- 13 min · 7.0 km
- Palm Jumeirah
- 21 min · 15 km
Nearest, as registered
- Metro
- Jumeirah Beach Residency
- Mall
- Marina Mall
- Landmark
- Burj Al Arab
Bluewaters Residences 1: AED 4,737 per sq ft, 15% below the median Bluewaters Island building, and a 5.5% gross yield, above the area's median building
The building's own figures against its area's registered market, last twelve months.
Price per sq ft
Median registered sale price, AED per sq ft, last 12 months
- Bluewaters Residences 1AED 4,737
- Bluewaters Island, readyAED 5,699
- Dubai, readyAED 1,421
Gross yield against the area's buildings
Axis: gross yield, % of price
Bluewaters Residences 1Bluewaters Island median building
- Bluewaters Island5.5% vs 4.4%
Nearby in Bluewaters Island
Prices per sq ft around Bluewaters Residences 1, on the mapPrices per sq ft around Bluewaters Residences 1, on the map
Bluewaters Residences 3
Bluewaters Island · 15 sales, 12 months
6.25M
AED, resale median · 5,346/sqft
Bluewaters Residences 4
Bluewaters Island · 11 sales, 12 months
10.10M
AED, resale median · 5,754/sqft
Bluewaters Residences 2
Bluewaters Island · 11 sales, 12 months
9.00M
AED, resale median · 5,672/sqft
Bluewaters Residences 7
Bluewaters Island · 11 sales, 12 months
9.32M
AED, resale median · 4,982/sqft
Before you decide
The facts that can change the return, each with the date it rests on.
- Sales and rents toOn record
- Sales evidence · 2 bedRead with care
- Rental evidence · 2 bedRead with care
- Service chargeNot on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.Not on record
- Project registerOn record
- Costs not includedNot in the yield
Rent or buy
What owning a 2 bed here costs against renting it, at stated assumptions you can change.
Monthly cost of owning against renting, with your own deposit and rateMonthly cost of owning against renting, with your own deposit and rate
Prefilled from Bluewaters Residences 1’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of . Change any figure.
More assumptionsFewer assumptions
The site does not hold this building’s service charge; type yours to include it. Residency sets the default down payment: typical bank floor, not a rule.
- Monthly mortgage
- 28,403AED
- 4.5% over 25 years
- Monthly rent
- 37,500AED
- AED 450,000 a year
- Cash needed at purchase
- 2,706,375AED
- 30% down plus AED 516,375 in fees
Owning costs AED 1.78M less than renting over 5 years, once the sale is counted.
Buying overtakes renting in year 2.
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Common questions
- What is the rental yield in Bluewaters Residences 1?
- No gross yield is published for Bluewaters Residences 1 as of 2026-10-12: its Ejari contracts are registered at project level, not for this tower. In the last 12 months it had 2 registered sales and 55 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Bluewaters Island median is 4.9% gross.
- How much does a 2 bedroom in Bluewaters Residences 1 cost?
- The median registered sale price is AED 7.30M (4,560 AED/sqft), from 2 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
- What is the registered annual rent for a 2 bedroom in Bluewaters Residences 1?
- The median new annual rent is AED 450,000, from 55 Ejari contracts in the trailing 12 months to 2026-10-12. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.
- Have registered rents in Bluewaters Residences 1 risen or fallen?
- The median new annual rent changed +6.5% in the trailing 12 months against the previous 12, using 55 new Ejari contracts in the current period to 2026-10-12. Different homes can appear in the two periods; this is not the change on an individual tenancy.
- Do new tenants in Bluewaters Residences 1 pay more than sitting ones?
- A new tenant pays +4.7% against a renewing one, across 37 renewal contracts in the last 12 months. This compares different new and renewal contract groups, not the same tenancy before and after a move. It is not a permitted rent increase or a guaranteed gain.
For agents
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Bluewaters Residences 1 sale record
- Record type
- Building-level property market record
- Data date
- · refreshed
- Evidence base
- 2 registered sales in the last 12 months for the default unit type
- Sources
- Dubai Land Department sale transactions and Ejari rental contracts
- Canonical record
- /sale/apartments/dubai/bluewaters-island/bluewaters-residences-1
Cite as: Dubai Wealth Index. “Bluewaters Residences 1 sale prices and yield.” Bluewaters Island, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/bluewaters-island/bluewaters-residences-1
Stable dataJSON