Bay Square - 11

1. Does it pay a good rent?7.3% gross, before the service charge (not on file) (Dubai median 6.8%)7.3%Fair
2. Are rents going up?New studio leases: AED 84,000 a year ago, AED 76,930 now (pooled across the project)-8.4%
3. How fast do fees pay back?AED 68,250 in fees to buy a studio; rent covers it in 0.9 years0.9 yrs
4. Can I sell easily?3 sales in 12 months (2 the year before)3
5. 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
6. Did earlier buyers gain?Up 40% for buyers 3 years ago, before fees+40.2%Context

At studio, Bay Square - 11 has registered sale prices 30% below the Business Bay median price per square foot of 2,363 AED, across 79 eligible buildings. It ranks 65th of 79 by price per square foot and 10th of 47 by gross yield in Business Bay.

Ejari files Bay Square’s leases under the project, not a tower, so 8 towers 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 · Studio
  3 registered sales in 12 months; thin, a single deal moves the median
  Read with care
• Rental evidence · Studio
  54 new and 34 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
• 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 - 11?

Bay Square - 11 returns 7.3% gross: a median new-contract rent of AED 76,930 a year (54 Ejari contracts in 12 months) over a price benchmark of AED 1.05M (median of 3 sales in the last 12 months, latest Feb 2026), before service charge, agency fees or vacant months.

How much does a studio in Bay Square - 11 cost?

The median registered sale price is AED 1.05M (1,663 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How does Bay Square - 11 compare with Business Bay?

Its 7.3% gross yield sits +0.5 pts against the Business Bay median of 6.8%, 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 studio in Bay Square - 11?

The median new annual rent is AED 76,930, from 54 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 Bay Square - 11 risen or fallen?

The median new annual rent changed -8.4% in the trailing 12 months against the previous 12, using 54 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.