What is the rental yield in Bay Square - 13?

Bay Square - 13 returns 6.25% gross: a median new-contract rent of AED 120,000 a year (42 Ejari contracts in 12 months) over a price benchmark of AED 1.92M (median of 3 sales in the last 12 months, latest Feb 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in Bay Square - 13 cost?

The median registered sale price is AED 1.92M (1,238 AED/sqft), from 3 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 1 bedroom in Bay Square - 13?

The median new annual rent is AED 120,000, from 42 Ejari contracts in the trailing 12 months to 2026-09-11. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.

Do new tenants in Bay Square - 13 pay more than sitting ones?

A new tenant pays +9.0% against a renewing one, across 26 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.

Bay Square - 13 — sale prices & yield

What it returns

Compare this building →

Appreciation

1 bed · price per sqft · Business Bay · area median AED 2,027/sqft

vs area median: -38.9%
Rank by price per sqft: 115th of 121

Rental income

1 bed · Business Bay

Gross yield: 6.25%
Median new rent: AED 120,000/yr
Yield vs area median: -0.6 pts
Yield vs Dubai (6.94%): -0.7 pts
Yield rank: 58th of 74
Renewal rent: AED 110,125/yr
New tenants pay vs sitting (26 renewals): +9.0%

1 bed figures rest on 3 registered sales and 42 new rental contracts in the 12 months to 2026-09-11; rents pooled across the project. Latest price record Feb 2026.

Read with care

Rental data covers the whole Bay Square project, not this tower alone.
Thin sample — 3 sales in 12 months. Treat these figures as indicative.

How 6.25% is calculated

Gross yield: 6.25% gross yield
Numerator: AED 120,000 median new rent · 42 contracts in 12 months
Denominator: ÷ AED 1,920,492 price benchmark
Benchmark basis: Median of 3 sales in the last 12 months · latest Feb 2026

Bay Square - 13 is an apartment building in Business Bay, Dubai, one of the towers in the Bay Square development. The closest metro station is Burj Khalifa / Dubai Mall Metro Station, the nearest mall Dubai Mall and the nearest landmark Downtown Dubai. Land Department records from 2015 to 2026 contain 41 registered sales across all bedroom types. Current sale figures use the last 12 months; rental medians use new Ejari contracts from the same period.

Price history

Every recorded sale in Bay Square - 13, 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	New rent (contracts)	12mo	Sales
1 bed	AED 1.92M	1238	6.25% -0.6 pts	AED 120,000 42	under 5 sales in a year	3

Deltas compare each yield with the Business Bay median for the same unit type. How these yields are computed

How these yields are computed

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. Each bedroom type is priced off its own sales; the columns beside each yield show both legs and the sales the benchmark rests on.

1 bed: price benchmark AED 1.92M · 3 sales in 12 months · latest Feb 2026

Worked example: gross yield, costs and shared rental evidence

Recent transactions

As filed with the Land Department — data to 2026-09-11.

Sales

Date	Type	Sqft	Price	AED/sqft
9 Feb 2026	1 bed	1,556	AED 1,920,492	1,234
6 Feb 2026	1 bed	1,556	AED 2,496,639	1,604
6 Feb 2026	1 bed	1,552	AED 1,920,492	1,238

3 resales in the last 12 months.

Comparables in Business Bay

Every Business Bay building with a page, ranked by price per sqft over the same 12 months, all unit types. Bay Square - 13 places 146th of 150; the nearest 8 are shown.

Rank	Building	AED/sqft	vs Bay Square - 13	Median price	Yield	12mo	Sales
142	Capital Bay A	1,289	+4.2%	AED 995,000	6.13%	+11.7%	18
143	Ontario Tower	1,273	+2.8%	AED 1.05M	7.62%	+11.6%	31
144	Park Central	1,270	+2.6%	AED 980,993	7.63%	+12.2%	20
145	Capital Bay B	1,262	+1.9%	AED 745,000	8.05%	+7.7%	26
146	Bay Square - 13 · this building	1,238		AED 1.92M	4.82%	—	3
147	U-Bora Tower 1	1,227	-0.9%	AED 1.25M	7.20%	+1.6%	20
148	Windsor Manor	1,222	-1.3%	AED 1.60M	5.69%	-1.9%	12
149	Clayton Residency	1,215	-1.8%	AED 1.03M	7.54%	-15.5%	12
150	Park Lane	1,186	-4.2%	AED 352,500	—	—	4

Rank 1 is the dearest per square foot. Differences are against Bay Square - 13 (AED 1,238/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Bay Square - 13 has registered sale prices 39% below the Business Bay median price per square foot of 2,027 AED, across 121 eligible buildings. It ranks 115th of 121 by price per square foot and 58th of 74 by gross yield in Business Bay.

Where Bay Square - 13 stands

Bay Square - 13 in Business Bay, and what the register names nearby.

Pinned by Google from the registered name; verify the plot before relying on it.Open in Google Maps

Metro: Burj Khalifa / Dubai Mall Metro Station
Mall: Dubai Mall
Landmark: Downtown Dubai

Before you decide

The facts that can change the return, each with the date it rests on.

Sales and rents to
2026-09-11 — Dubai Land Department and Ejari, trailing 12 months (on record)
Sales evidence · 1 bed
3 registered sales in 12 months; thin, a single deal moves the median (read with care)
Rental evidence · 1 bed
42 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. (dubailand.gov.ae) (known gap)
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. (known gap)

Filled dot: on record. Hollow: read with care. Dashed: a gap the site cannot close from public data.

Common questions

What is the rental yield in Bay Square - 13?: Bay Square - 13 returns 6.25% gross: a median new-contract rent of AED 120,000 a year (42 Ejari contracts in 12 months) over a price benchmark of AED 1.92M (median of 3 sales in the last 12 months, latest Feb 2026), before service charge, agency fees or vacant months.
How much does a 1 bedroom in Bay Square - 13 cost?: The median registered sale price is AED 1.92M (1,238 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 - 13 compare with Business Bay?: Its 6.25% gross yield sits -0.6 pts against the Business Bay median of 6.86%, 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 1 bedroom in Bay Square - 13?: The median new annual rent is AED 120,000, from 42 Ejari contracts in the trailing 12 months to 2026-09-11. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.
Do new tenants in Bay Square - 13 pay more than sitting ones?: A new tenant pays +9.0% against a renewing one, across 26 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.

Bay Square - 13