The Sterling West House
- Completed 2023
- 28 floors
- 4 lifts
- 255 parking bays
- 1 pool
A 1 bed in The Sterling West House costs a median AED 2.05M, rents long-let for AED 132,500/yr (6.5% gross), and returns 6.9% short-term at the assumed 70% occupancy.
1 bed · typical price
2.05MAED
AED 1,956/sqft · -9.2% on a year
- Rent a year
- AED 132,500
- Gross yield
- 6.5%
- vs Business Bay
- 1% below the median
Cost to buy, all inAED 2.18M
- Price
- AED 2.05M
- DLD fee 4%
- AED 82,000
- Agent 2% + VAT
- AED 43,050
- Trustee
- AED 4,200
Fees repaid by rent12 months
Is The Sterling West House a good investment?Easy to sell; rents and prices are slipping, few units are let and lots of new supply is coming
- Does it pay a good rent?6.5% gross, before the service charge (not on file) (Dubai median 6.8%)6.5%Fair
- Is it easy to let?35% of units signed a yearly lease in 12 months; the typical Business Bay building manages 41%35%Watch
Business Bay median 41% · top tenth from 69%The Sterling West House · 35% Across 82 Business Bay buildings with 40 or more units, the median signed annual leases on 41% of units in 12 months and the top tenth on 69% or more; The Sterling West House is at 35%.
- Are rents going up?New 1 bed leases: AED 145,000 a year ago, AED 132,500 now-8.6%Watch
- Are prices going up?1 bed: AED 2,155/sqft a year ago, 1,956 now-9.2%Watch
- How fast do fees pay back?AED 129,250 in fees to buy a 1 bed; rent covers it in 1.0 years1.0 yrs
- Can I sell easily?27 sales in 12 months, 15% of the tower (35 the year before)27Strength
- 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
- Did earlier buyers gain?Up 60% for buyers 5 years ago; up 5% for launch buyers, before fees+59.8%Context
Readings use published thresholds · 1 bed figures, the most traded type · Data to 12 Oct 2026
The Sterling West House prices and rents by unit typeA one-bed costs about AED 2.05M and rents for about AED 132,500 a year
Appreciation, rental income and short-term detail, by unit typeAppreciation, rental income and short-term detail, by unit type
Appreciation
1 bed · price per sqft · Business Bay · area median AED 1,985/sqft
- 12-month change
- -9.2%
- 3 years
- +2.1% · +0.7%/yr
- vs area median
- -1.5%
- Rank by price per sqft
- 62nd of 121
- Off-plan price gain, 2016–2023
- +6.5% · +1.0%/yr
Rental income
1 bed · Business Bay
- Gross yield
- 6.5%
- Median new rent
- AED 132,500/yr
- Yield vs area median
- -0.1 pts
- Yield vs Dubai (6.8%)
- -0.3 pts
- Yield rank
- 44th of 76
- Renewal rent
- AED 145,000/yr
- New tenants pay vs sitting (6 renewals)
- -8.6%
Short-term income
1 bed · 70% occupancy · 7-night stays
- Median nightly rate
- AED 733
- Net revenue
- AED 140,677/yr
- vs long-let rent
- 1.1×
- Listings seen
- 7+
Price history and sales
As filed with the Land Department — data to 2026-10-12.
Sale price, AED (right axis) Rent on new leases, AED a year (left axis)
Chart data, 1 bed: Jan 2016, AED 1,836,897; latest, Sep 2026, AED 1,950,000; peak, Jun 2022, AED 3,045,024. Rent on new leases: Sep 2023, AED 156,000 a year; latest, Oct 2026, AED 126,250.
Did earlier buyers gain?
Median paid per sqft, all types, against today’s 1,964 · before fees
- Launch, 2016–24
- 1,869
- +5%
- 27 sales
- 5 years ago
- 1,229
- +60%
- 4 sales
- 3 years ago
- 1,916
- +2%
- 63 sales
- Previous 12 months
- 2,193
- −10%
- 35 sales
- Last 12 months
- 1,964
- today
- 27 sales
The change is what a buyer at each median would be up or down at today’s median. A shift in the unit mix can move a median without any unit changing price.
27 resales in the last 12 months, against 51 a year on average over 2023–2025.
27 resales in the last 12 months.
Short-term rates around The Sterling West House
Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.
Rows marked 500 m cluster widen to the surrounding listings because the building itself had too few of that type.
Nightly rate through the yearNightly rate through the year
Comparables in Business Bay
Every Business Bay building with a page, ranked by price per sqft over the same 12 months, all unit types. The Sterling West House places 83rd of 150; the nearest 8 are shown.
Rank 1 is the dearest per square foot. Differences are against The Sterling West House (AED 1,964/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.
At 1 bed, The Sterling West House has registered sale prices 1% below the Business Bay median price per square foot of 1,985 AED, across 121 eligible buildings. It ranks 62nd of 121 by price per square foot and 44th of 76 by gross yield in Business Bay.
Market context in Business Bay
Registered sales activity
2,705 ready apartment sales in the 12 months to 2026-10-12.
+5.4% in median AED/sqft versus the preceding year, supported by 2,705 current and 3,581 prior price observations.
Explore sales activityPlanned apartment projects
10,312 known registered units across 12 pending projects planned within one year of the 2026-07-06 register.
10 projects had already passed their planned date; 6 have unknown timing.
Explore planned supplySupply against leasing, and same-building moves
11,591 apartments are planned in Business Bay from 2026 to 2028, equal to 64% of the 18,176 homes let there today.
Ready prices per sqft fell in 50% of 131 buildings (counted once per bedroom type) in Business Bay with sales in both years; the typical one moved −0.1%.
The pooled median moved +5.4%: 5.5 points more than the typical building, because different buildings traded in each year.
New-lease rents fell in 79% of 124 buildings (counted once per bedroom type) with leases in both years; the typical one moved −5.6%.
How these are countedDirect locality, all apartment bedroom types. Area context is not building performance. Planned dates are relative to the register date, not a delivery forecast; project unit counts can include mixed uses. Sales activity is not time on market or occupancy.
About The Sterling West House
The Sterling West House is an apartment building completed in 2023 in Business Bay. 267 sales are registered with the Dubai Land Department.
The building, as registered
- Floors
- 28
- Lifts
- 4
- Parking bays
- 255
- Pools
- 1
Drive times · typical
- Downtown
- 11 min · 3.7 km
- DXB Airport
- 13 min · 13 km
- DIFC
- 8 min · 6.4 km
- Dubai Marina
- 19 min · 22 km
- Palm Jumeirah
- 26 min · 26 km
Nearest, as registered
- Metro
- Burj Khalifa / Dubai Mall Metro Station
- Mall
- Dubai Mall
- Landmark
- Downtown Dubai
The Sterling West House: AED 1,964 per sq ft, 4% below the median Business Bay building, and a 6.6% gross yield, below the area's median building
The building's own figures against its area's registered market, last twelve months.
Price per sq ft
Median registered sale price, AED per sq ft, last 12 months
- The Sterling West HouseAED 1,964
- Business Bay, readyAED 1,869
- Business Bay, off-planAED 2,685
- Dubai, readyAED 1,421
Gross yield against the area's buildings
Axis: gross yield, % of price
The Sterling West HouseBusiness Bay median building
- Business Bay6.6% vs 6.6%
Nearby in Business Bay
Prices per sq ft around The Sterling West House, on the mapPrices per sq ft around The Sterling West House, on the map
Peninsula Four
Business Bay · 215 sales, 12 months
2.04M
AED, resale median · 2,517/sqft
Al Habtoor Tower
Business Bay · 205 sales, 12 months
3.44M
AED, resale median · 2,733/sqft
Peninsula Three
Business Bay · 164 sales, 12 months
1.74M
AED, resale median · 2,656/sqft
Regalia By Deyaar
Business Bay · 105 sales, 12 months
1.28M
AED, resale median · 1,782/sqft
Before you decide
The facts that can change the return, each with the date it rests on.
- Sales and rents toOn record
- Sales evidence · 1 bedOn record
- Rental evidence · 1 bedOn record
- Service chargeNot on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.Not on record
- Project registerOn record
- Short-term assumptionRead with care
- Building recordOn record
- Costs not includedNot in the yield
Rent or buy
What owning a 1 bed here costs against renting it, at stated assumptions you can change.
Monthly cost of owning against renting, with your own deposit and rateMonthly cost of owning against renting, with your own deposit and rate
Prefilled from The Sterling West House’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of . Change any figure.
More assumptionsFewer assumptions
The site does not hold this building’s service charge; type yours to include it. Residency sets the default down payment: typical bank floor, not a rule.
- Monthly mortgage
- 9,116AED
- 4.5% over 25 years
- Monthly rent
- 11,042AED
- AED 132,500 a year
- Cash needed at purchase
- 562,750AED
- 20% down plus AED 152,750 in fees
Owning costs AED 481,886 less than renting over 5 years, once the sale is counted.
Buying overtakes renting in year 2.
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Common questions
- What is the rental yield in The Sterling West House?
- The Sterling West House returns 6.5% gross: a median new-contract rent of AED 132,500 a year (29 Ejari contracts in 12 months) over a price benchmark of AED 2.05M (median of 19 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.
- How much does a 1 bedroom in The Sterling West House cost?
- The median registered sale price is AED 2.05M (1,956 AED/sqft), from 19 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
- What are apartments in The Sterling West House selling for right now?
- Registered sales of ready units in The Sterling West House over the last 12 months have a median of 1,956 AED/sqft, across 19 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 The Sterling West House risen or fallen?
- Median price per square foot moved -9.2% over the last 12 months against the 12 before it, on 19 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
- How does The Sterling West House compare with Business Bay?
- Its 6.5% gross yield sits -0.1 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.
For agents
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The Sterling West House sale record
- Record type
- Building-level property market record
- Data date
- · refreshed
- Evidence base
- 19 registered sales in the last 12 months for the default unit type
- Sources
- Dubai Land Department sale transactions and Ejari rental contracts; public Airbnb search results for forward short-term rates
- Canonical record
- /sale/apartments/dubai/business-bay/the-sterling-west-house
Cite as: Dubai Wealth Index. “The Sterling West House sale prices and yield.” Business Bay, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/business-bay/the-sterling-west-house
Stable dataJSON