What is the rental yield in Water'S Edge?

Water'S Edge returns 7.00% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 14 rental contracts registered in the last 24 months.

How much does a 2 bedroom in Water'S Edge cost?

The median registered sale price is AED 2.00M (1,453 AED/sqft), from 14 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Water'S Edge selling for right now?

Registered sales of ready units in Water'S Edge over the last 6 months have a median of 1,443 AED/sqft, across 5 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 Water'S Edge risen or fallen?

Median price per square foot moved +2.5% over the last 12 months against the 12 before it, on 14 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Water'S Edge compare with Business Bay?

Its 7.00% gross yield sits +0.4 pts against the Business Bay median of 6.64%, computed at the same bedroom grain over the same 24-month window.

Water'S Edge — sale prices & yield

Buy: 2.00MAED; AED 1,443/sqft
Long-let: 7.00%; AED 140,000/yr
Short-let: 8.72%; AED 801/night · 0.58/sqft

Price per sqft: Median of 5 registered sales of ready units in the last 6 months, most recent August 2026.

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

Yield spread: +0.4 pts; vs the Business Bay median for this unit type
Turnover upside: +16.7%; new tenants pay more than sitting ones — 8 renewals
AED/yr/sqft: AED 100
Sales: 14
Rental contracts: 14
Renewal rent: AED 119,960/yr

12 months: +2.5%

Based on 14 sales and 14 rental contracts in the last 24 months.

Water'S Edge is an apartment building in Business Bay, Dubai. 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 for it run from 2015 to 2026, 418 registered sales in all — the 14 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Water'S 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 840,000	1852	7.98% +0.4 pts	+1.3%	13
1 bed	AED 1.29M	1436	6.92% -0.2 pts	-13.7%	12
2 bed	AED 2.00M	1453	7.00% +0.4 pts	+2.5%	14
3 bed	AED 3.17M	1543	5.80% -1.0 pts	+5.0%	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

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 August 2025.

Short-let rates around Water'S 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
Studio500m	373	0.82	AED 84,426	AED 67,000	1.3×	10.05%	6+
1 bed	521	0.58	AED 113,363	AED 90,000	1.3×	8.79%	4+
2 bed500m	801	0.58	AED 174,423	AED 140,000	1.2×	8.72%	24+

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 Water'S Edge itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Water'S Edge between 2012 and 2014 went for a median of AED 1,950/sqft (AED 1.93M). The same building resells today at AED 1,564/sqft (AED 1.41M) — an uplift of -26.8%.

Based on 26 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.

18 resales in the last 12 months, against 21 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
6 Aug 2026	2 bed	1,754	AED 2,180,000	1,243
2 Jul 2026	Studio	402	AED 760,000	1,891
9 Jun 2026	2 bed	1,268	AED 2,000,000	1,577

3 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
1 Oct 2026	2 bed	1,338	AED 105,000	78	Renewal
16 Sept 2026	1 bed	822	AED 100,000	122	Renewal
1 Sept 2026	1 bed	1,004	AED 90,000	90	New
27 Aug 2026	2 bed	1,317	AED 110,000	84	New
16 Aug 2026	Studio	397	AED 55,000	139	New
15 Aug 2026	Studio	560	AED 73,000	130	Renewal
11 Aug 2026	2 bed	1,385	AED 140,000	101	Renewal
6 Aug 2026	Studio	486	AED 66,000	136	New
6 Aug 2026	Studio	511	AED 53,000	104	New
4 Aug 2026	1 bed	817	AED 78,000	95	New
1 Aug 2026	Studio	398	AED 45,000	113	New
1 Aug 2026	1 bed	699	AED 73,000	104	New
1 Aug 2026	Studio	400	AED 54,000	135	New
29 Jul 2026	1 bed	944	AED 85,000	90	New
22 Jul 2026	Studio	477	AED 72,000	151	Renewal
15 Jul 2026	Studio	517	AED 55,000	106	New
15 Jul 2026	1 bed	987	AED 73,000	74	Renewal
11 Jul 2026	1 bed	720	AED 72,000	100	New
6 Jul 2026	1 bed	695	AED 65,000	94	New
1 Jul 2026	Studio	476	AED 50,000	105	New
1 Jul 2026	Studio	396	AED 73,500	186	Renewal
1 Jul 2026	Studio	402	AED 66,000	164	New
25 Jun 2026	Studio	522	AED 65,000	125	New
23 Jun 2026	3 bed	2,092	AED 150,000	72	New
19 Jun 2026	3 bed	1,518	AED 143,000	94	New
16 Jun 2026	Studio	556	AED 50,000	90	New
15 Jun 2026	Studio	447	AED 70,000	157	Renewal
15 Jun 2026	1 bed	703	AED 68,000	97	New
10 Jun 2026	1 bed	509	AED 55,000	108	New

29 contracts starting on or after 26 May 2026.

Start dates after 26 Aug 2026 are contracts already filed for a later move-in. They count towards the rent medians above for the same reason they appear here.

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: 21
Flats: 201

Nearby

Metro: Burj Khalifa / Dubai Mall 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 · Water'S Edge places 77th of 84

Common questions

What is the rental yield in Water'S Edge?: Water'S Edge returns 7.00% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 14 rental contracts registered in the last 24 months.
How much does a 2 bedroom in Water'S Edge cost?: The median registered sale price is AED 2.00M (1,453 AED/sqft), from 14 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Water'S Edge selling for right now?: Registered sales of ready units in Water'S Edge over the last 6 months have a median of 1,443 AED/sqft, across 5 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 Water'S Edge risen or fallen?: Median price per square foot moved +2.5% over the last 12 months against the 12 before it, on 14 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Water'S Edge compare with Business Bay?: Its 7.00% gross yield sits +0.4 pts against the Business Bay median of 6.64%, computed at the same bedroom grain over the same 24-month window.

Water'S Edge