Bluewaters Residences 10

1. Does it pay a good rent?6.4% gross, before the service charge (not on file) (Dubai median 6.8%)6.4%Fair
2. Are rents going up?New 2 bed leases: AED 422,500 a year ago, AED 450,000 now (pooled across the project)+6.5%
3. How fast do fees pay back?AED 431,200 in fees to buy a 2 bed; rent covers it in 1.0 years1.0 yrs
4. Can I sell easily?6 sales in 12 months (4 the year before)6
5. Did earlier buyers gain?Up 176% for buyers 5 years ago, before fees+176.1%Context

6 resales in the last 12 months, against 10 a year on average over 2023–2025.

Rows marked 500 m cluster widen to the surrounding listings because the building itself had too few of that type.

At 2 bed, Bluewaters Residences 10 has registered sale prices 16% below the Bluewaters Island median price per square foot of 5,644 AED, across 8 eligible buildings.

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.

• Sales and rents to
  2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
  On record
• Sales evidence · 2 bed
  3 registered sales in 12 months; thin, a single deal moves the median
  Read with care
• Rental evidence · 2 bed
  55 new and 37 renewal contracts in 12 months · rent source: project (pooled)
  Read with care
• Service charge
  Not on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.
  Not on record
• Project register
  Bluewaters Residences: recorded complete 2019-02-13 · register data to 2026-07-06
  On record
• Short-term assumption
  Modelled at the published 70% occupancy on 13 listings seen; the dial above changes every short-term figure on this page
  Read with care
• Costs not included
  4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
  Not in the yield

What is the rental yield in Bluewaters Residences 10?

Bluewaters Residences 10 returns 6.4% gross: a median new-contract rent of AED 450,000 a year (55 Ejari contracts in 12 months) over a price benchmark of AED 7.00M (median of 3 sales in the last 12 months, latest Jan 2026), before service charge, agency fees or vacant months.

How much does a 2 bedroom in Bluewaters Residences 10 cost?

The median registered sale price is AED 7.00M (4,721 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How does Bluewaters Residences 10 compare with Bluewaters Island?

Its 6.4% gross yield sits +1.6 pts against the Bluewaters Island median of 4.9%, computed the same way at the same bedroom grain. Gross yield divides the median annual rent from new registered Ejari contracts starting in the last 12 months by the median price of the building's registered sales in the last 12 months (at least 3 sales) for the same bedroom type, with ready and off-plan sales counted alike.

What is the registered annual rent for a 2 bedroom in Bluewaters Residences 10?

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 10 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.