Bay Square - 09

1. Does it pay a good rent?7.1% gross, before the service charge (not on file) (Dubai median 6.8%)7.1%Fair
2. Are rents going up?New 1 bed leases: AED 120,000 a year ago, AED 117,500 now (pooled across the project)-2.1%
3. Are prices going up?1 bed: AED 1,394/sqft a year ago, 1,430 now+2.6%Fair
4. How fast do fees pay back?AED 105,765 in fees to buy a 1 bed; rent covers it in 0.9 years0.9 yrs
5. Can I sell easily?21 sales in 12 months (34 the year before)21
6. Is a lot being built nearby?11,591 apartments are planned in Business Bay from 2026 to 2028, equal to 64% of the 18,176 homes let there today. A further 2,730 are past their planned date. Business Bay supply by year →64%Watch
7. Did earlier buyers gain?Up 19% for buyers 3 years ago, before fees+19.2%Context

21 resales in the last 12 months, against 69 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 1 bed, Bay Square - 09 has registered sale prices 28% below the Business Bay median price per square foot of 1,985 AED, across 121 eligible buildings. It ranks 96th of 121 by price per square foot and 19th of 76 by gross yield in Business Bay.

Ejari files Bay Square’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 · 1 bed
  14 registered sales in 12 months
  On record
• Rental evidence · 1 bed
  44 new and 26 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
  Bay Square: recorded complete 2014-08-24 · register data to 2026-07-06
  On record
• Short-term assumption
  Modelled at the published 70% occupancy on 42 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 Bay Square - 09?

Bay Square - 09 returns 7.1% gross: a median new-contract rent of AED 117,500 a year (44 Ejari contracts in 12 months) over a price benchmark of AED 1.67M (median of 14 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in Bay Square - 09 cost?

The median registered sale price is AED 1.67M (1,430 AED/sqft), from 14 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in Bay Square - 09 selling for right now?

Registered sales of ready units in Bay Square - 09 over the last 12 months have a median of 1,430 AED/sqft, across 14 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and excludes off-plan. Floor, view and condition move a specific unit's price around it.

Have prices in Bay Square - 09 risen or fallen?

Median price per square foot moved +2.6% over the last 12 months against the 12 before it, on 14 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How does Bay Square - 09 compare with Business Bay?

Its 7.1% gross yield sits +0.5 pts against the Business Bay median of 6.6%, 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.