What is the rental yield in Bluewaters Residences 3?

Bluewaters Residences 3 returns 4.46% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 117 rental contracts registered in the last 24 months.

How much does a 2 bedroom in Bluewaters Residences 3 cost?

The median registered sale price is AED 9.82M (6,319 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 Bluewaters Residences 3 risen or fallen?

Median price per square foot moved +5.7% 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 Bluewaters Residences 3 compare with Bluewaters Island?

Its 4.46% gross yield sits -1.3 pts against the Bluewaters Island median of 5.75%, computed at the same bedroom grain over the same 24-month window.

Does Bluewaters Residences 3 earn more short-let than long-let?

A night asks a median of AED 2,270, which models to 5.44% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 4.46% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Bluewaters Residences 3 — sale prices & yield

Buy: 9.82MAED; AED 6,319/sqft
Long-let: 4.46%; AED 430,000/yr
Short-let: 5.44%; AED 2,270/night · 1.46/sqft

Priced off the last 5 sales — most recent December 2025.

Yield spread: -1.3 pts; vs the Bluewaters Island median for this unit type
AED/yr/sqft: AED 265
Sales: 10
Rental contracts: 117
Renewal rent: AED 422,000/yr

12 months: +5.7%
3 years: +26.3%+8.1%/yr

Based on 10 sales and 117 rental contracts in the last 24 months. Rental data covers the whole Bluewaters Residences project, not this tower alone.

Bluewaters Residences 3 is an apartment building in Bluewaters Island, Dubai, one of the towers in the Bluewaters Residences development. The closest metro station is Jumeirah Beach Residency, the nearest mall Marina Mall and the nearest landmark Burj Al Arab. Land Department records for it run from 2017 to 2026, 370 registered sales in all — the 10 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Bluewaters Residences 3, by year.

Monthly median AED per sqft, smoothed over three months. The band along the bottom is the number of records each month.

Yield by bedroom type

Type	Median price	AED/sqft	Yield	12mo	Sales
1 bed	AED 5.66M	5006	5.74% -0.5 pts	—	8
2 bed	AED 9.82M	6319	4.46% -1.3 pts	+5.7%	10
3 bed	AED 12.80M	6326	4.20% -1.4 pts	+21.6%	7
4+ bed	AED 24.14M	6182	5.40% -1.2 pts	+77.6%	2

Deltas compare each yield with the Bluewaters Island 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 Bluewaters Residences 3

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	1,289	1.14	AED 299,077	AED 300,000	1.0×	5.28%	2+
2 bed500m	2,270	1.46	AED 534,020	AED 430,000	1.2×	5.44%	14+
3 bed500m	2,066	1.02	AED 475,829	AED 600,000	0.8×	3.72%	3+

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 Bluewaters Residences 3 itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Bluewaters Residences 3 between 2017 and 2019 went for a median of AED 2,209/sqft (AED 3.37M). The same building resells today at AED 5,659/sqft (AED 10.00M) — an uplift of +196.5%.

Based on 62 off-plan sales across the building's full history.

Why this uses the full history

This comparison is deliberately not restricted to the 24-month window used elsewhere on the page — off-plan launches mostly predate it, so the window would erase the sales being compared.

Recent transactions

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

17 resales in the last 12 months, against 16 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
19 Jun 2026	1 bed	1,138	AED 5,225,000	4,590
19 Jun 2026	1 bed	1,138	AED 5,225,000	4,590

2 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.

Nearby

Metro: Jumeirah Beach Residency
Mall: Marina Mall
Landmark: Burj Al Arab

Compare with nearby buildings

The most-traded buildings in Bluewaters Residences, on the same figures over the same window.

Highest rental yields in Bluewaters Island · Bluewaters Residences 3 places 1st of 10

Common questions

What is the rental yield in Bluewaters Residences 3?: Bluewaters Residences 3 returns 4.46% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 117 rental contracts registered in the last 24 months.
How much does a 2 bedroom in Bluewaters Residences 3 cost?: The median registered sale price is AED 9.82M (6,319 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 Bluewaters Residences 3 risen or fallen?: Median price per square foot moved +5.7% 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 Bluewaters Residences 3 compare with Bluewaters Island?: Its 4.46% gross yield sits -1.3 pts against the Bluewaters Island median of 5.75%, computed at the same bedroom grain over the same 24-month window.
Does Bluewaters Residences 3 earn more short-let than long-let?: A night asks a median of AED 2,270, which models to 5.44% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 4.46% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Bluewaters Residences 3