What is the rental yield in Bays Edge?

Bays Edge returns 7.88% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 44 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Bays Edge cost?

The median registered sale price is AED 1.35M (1,594 AED/sqft), from 25 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Bays Edge selling for right now?

Registered sales of ready units in Bays Edge over the last 12 months have a median of 1,576 AED/sqft, across 8 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.

Have prices in Bays Edge risen or fallen?

Median price per square foot moved -1.1% over the last 12 months against the 12 before it, on 25 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Bays Edge compare with Business Bay?

Its 7.88% gross yield sits +0.7 pts against the Business Bay median of 7.14%, computed at the same bedroom grain over the same 24-month window.

Bays Edge — sale prices & yield

Buy: 1.35MAED; AED 1,576/sqft
Long-let: 7.88%; AED 94,500/yr
Short-let: 11.48%; AED 688/night · 0.81/sqft

Price per sqft: Median of 8 registered sales of ready units in the last 12 months, most recent February 2026.

Priced off the last 5 sales — most recent February 2026.

Yield spread: +0.7 pts; vs the Business Bay median for this unit type
Turnover upside: +5.0%; new tenants pay more than sitting ones — 33 renewals
AED/yr/sqft: AED 111
Sales: 25
Rental contracts: 44
Renewal rent: AED 90,000/yr

12 months: -1.1%
3 years: +13.0%+4.1%/yr

Based on 25 sales and 44 rental contracts in the last 24 months.

Bays Edge is an apartment building in Business Bay, Dubai, one of the towers in the Bay'S Edge development. The closest metro station is Business Bay Metro Station, the nearest mall Dubai Mall and the nearest landmark Downtown Dubai. Land Department records for it run from 2015 to 2026, 388 registered sales in all — the 25 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Bays Edge, 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
Studio	AED 860,000	2024	7.30% -0.3 pts	+1.0%	10
1 bed	AED 1.35M	1594	7.88% +0.7 pts	-1.1%	25
2 bed	AED 1.83M	1461	7.71% +1.1 pts	-11.0%	8
3 bed	AED 2.90M	1282	7.07% +0.3 pts	—	1

Deltas compare each yield with the Business Bay 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.

3 bed: Priced off the last 5 sales — most recent July 2025.

Short-let rates around Bays Edge

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 bed	688	0.81	AED 155,496	AED 94,500	1.6×	11.48%	2+
2 bed500m	954	0.76	AED 214,227	AED 140,000	1.5×	11.69%	14+
3 bed500m	1,547	0.68	AED 343,792	AED 205,000	1.7×	11.86%	4+

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 Bays Edge itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Bays Edge between 2013 and 2017 went for a median of AED 1,700/sqft (AED 1.51M). The same building resells today at AED 1,622/sqft (AED 1.35M) — an uplift of -10.5%.

Based on 258 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.

14 resales in the last 12 months, against 23 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
13 Jul 2026	Studio	426	AED 1,044,480	2,451

1 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
16 Aug 2026	Studio	425	AED 56,030	132	Renewal
11 Aug 2026	Studio	426	AED 55,000	129	New
10 Aug 2026	Studio	484	AED 50,000	103	New
1 Aug 2026	Studio	425	AED 60,000	141	New
25 Jul 2026	Studio	425	AED 56,849	134	Renewal
25 Jul 2026	2 bed	1,254	AED 130,000	104	Renewal
18 Jul 2026	1 bed	874	AED 86,000	98	New
15 Jul 2026	Studio	425	AED 53,000	125	New
4 Jul 2026	1 bed	860	AED 75,000	87	New
3 Jul 2026	Studio	425	AED 50,000	118	New
1 Jul 2026	1 bed	855	AED 144,000	168	Renewal
1 Jul 2026	1 bed	859	AED 95,000	111	Renewal
28 Jun 2026	Studio	425	AED 52,000	122	New
28 Jun 2026	Studio	426	AED 52,000	122	New
28 Jun 2026	Studio	425	AED 63,000	148	Renewal

15 contracts starting on or after 26 May 2026.

As registered

The building's record in the Dubai Land Department register, as of September 2026. Counts are as registered, not as built or as operated.

Floors: 20
Lifts: 5
Parking bays: 278
Swimming pools: 1

Nearby

Metro: Business Bay Metro Station
Mall: Dubai Mall
Landmark: Downtown Dubai

Compare with nearby buildings

The most-traded buildings in Business Bay, on the same figures over the same window.

Highest rental yields in Business Bay · Bays Edge places 6th of 84

Common questions

What is the rental yield in Bays Edge?: Bays Edge returns 7.88% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 44 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Bays Edge cost?: The median registered sale price is AED 1.35M (1,594 AED/sqft), from 25 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Bays Edge selling for right now?: Registered sales of ready units in Bays Edge over the last 12 months have a median of 1,576 AED/sqft, across 8 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.
Have prices in Bays Edge risen or fallen?: Median price per square foot moved -1.1% over the last 12 months against the 12 before it, on 25 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Bays Edge compare with Business Bay?: Its 7.88% gross yield sits +0.7 pts against the Business Bay median of 7.14%, computed at the same bedroom grain over the same 24-month window.

Bays Edge