What is the rental yield in Water'S Edge?

No gross yield is published for Water'S Edge as of 2026-10-12: fewer than 5 new Ejari contracts were registered in the last 12 months. In the last 12 months it had 7 registered sales and 3 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Business Bay median is 6.3% gross.

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

The median registered sale price is AED 2.00M (1,462 AED/sqft), from 7 Dubai Land Department sales in the last 12 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 12 months have a median of 1,462 AED/sqft, across 7 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 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 7 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

What is the registered annual rent for a 2 bedroom in Water'S Edge?

The median new annual rent is AED 135,000, from 3 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.

Water'S Edge

Completed 2013
201 units
21 floors

A 2 bed in Water'S Edge costs a median AED 2.00M, rents long-let for AED 135,000/yr, and returns 7.5% short-term at the assumed 70% occupancy.

Satellite view of Water'S Edge, Business Bay, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the Business Bay district around Water'S Edge, with roads and landmarks named. Apple Maps.

Street map around Water'S Edge, Business Bay, centred on its registered pin. Apple Maps.

2 bed · typical price

2.00MAED

AED 1,462/sqft · +2.5% on a year

Rent a year: AED 135,000
vs Business Bay: 29% below the median

Cost to buy, all inAED 2.13M

Price: AED 2.00M
DLD fee 4%: AED 80,000
Agent 2% + VAT: AED 42,000
Trustee: AED 4,200

Fees repaid by rent11 months

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Is Water'S Edge a good investment?The rent pays below the Dubai median, rents are slipping and lots of new supply is coming

Does it pay a good rent?5.4% gross, 3.2% after the service charge (Dubai median 6.8%)5.4%Watch
Is it easy to let?56% of units signed a yearly lease in 12 months; the typical Business Bay building manages 41%56%Fair
Business Bay median 41% · top tenth from 69%Water'S Edge · 56%
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; Water'S Edge is at 56%.
Are rents going up?New leases: AED 90,000 a year ago, AED 76,500 now-15.0%Watch
Are prices going up?2 bed: AED 1,426/sqft a year ago, 1,462 now+2.5%Fair
How fast do fees pay back?AED 126,200 in fees to buy a 2 bed; rent covers it in 0.9 years0.9 yrs
Can I sell easily?16 sales in 12 months, 8% of the tower (22 the year before)16Fair
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 30% for buyers 5 years ago; launch buyers still 25% down, before fees+30.2%Context

Readings use published thresholds · 2 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

Water'S Edge prices and rents by unit typeA two-bed costs about AED 2.00M and rents for about AED 135,000 a year

Type	Median price	New rent	12-month change	Sales
Studio66 units · 475 sqft	AED 840,0001,880/sqft	6.5%-0.3 pts	AED 55,00027 contracts	under 5 sales in a year	4
1 bed78 units · 926 sqft	AED 1.30M1,428/sqftlaunch 1,863 -23.4%	6.5%-0.1 pts	AED 85,00023 contracts	-13.7%	5
2 bed34 units · 1,384 sqft	AED 2.00M1,462/sqft	under 5 contracts	under 5 contracts	+2.5%	7

Appreciation, rental income and short-term detail, by unit type

Appreciation

2 bed · price per sqft · Business Bay · area median AED 2,061/sqft

12-month change: +2.5%
vs area median: -29.1%
Rank by price per sqft: 84th of 102
Off-plan price gain, 2012–2013: -23.0% · -1.9%/yr

Rental income

2 bed · Business Bay

Median new rent: AED 135,000/yr
Yield rank, all unit types: 44th of 54
Renewal rent: AED 145,000/yr

Short-term income

2 bed · 70% occupancy · 7-night stays · within 500 m

Modelled yield at 70% occupancy: 7.5%
Median nightly rate: AED 801
Net revenue: AED 149,889/yr
vs long-let rent: 1.1×
Listings seen: 24+

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)

Median price paid, 2 bed, as a rolling 3-month median, with the rent on new leases on the same basis. The band along the bottom is the number of sales each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 1,490 · before fees

Launch, 2012–14: 2,000; −25%; 25 sales
5 years ago: 1,145; +30%; 11 sales
3 years ago: 1,284; +16%; 12 sales
Previous 12 months: 1,617; −8%; 22 sales
Last 12 months: 1,490; today; 16 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.

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

Date	Type	Sqft	Price
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
25 May 2026	1 bed	944	AED 1,120,000	1,186
4 May 2026	Studio	397	AED 840,000	2,114
30 Apr 2026	2 bed	1,629	AED 2,350,000	1,443
20 Apr 2026	2 bed	1,317	AED 1,830,000	1,389
20 Apr 2026	2 bed	1,337	AED 1,955,000	1,462
6 Apr 2026	1 bed	1,069	AED 1,429,833	1,337
18 Feb 2026	Studio	476	AED 890,000	1,869

16 resales in the last 12 months.

Short-term rates around Water'S Edge

Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.

Occupancy assumption70%

Type	Nightly, AED	Net revenue at 70%	Long-let rent	Uplift	Net yield
Studio500 m cluster · 6+ listings seen	3730.83/sqft	AED 73,035	AED 55,000	1.3×	8.7%
1 bed4+ listings seen	5210.57/sqft	AED 97,107	AED 85,000	1.1×	7.5%
2 bed500 m cluster · 24+ listings seen	8010.59/sqft	AED 149,889	AED 135,000	1.1×	7.5%

Rows marked 500 m cluster widen to the surrounding listings because the building itself had too few of that type.

Nightly 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. Water'S Edge places 118th of 150; the nearest 8 are shown.

Highest rental yields in Business Bay →

Rank	Building	Median price	Gross yield	12-month change	Sales
114	East Heights 2	AED 2.79M	1,513+1.5%	—	+11.5%	9
115	Churchill Tower 2-ResidentialCompleted 2009 · off-plan 977/sqft	AED 1.70M	1,512+1.4%	5.8%	+8.5%	36
116	Bay Square - 09Completed 2014	AED 1.48M	1,511+1.4%	6.1%	+4.6%	21
117	West Heights 2	AED 2.43M	1,495+0.3%	—	+3.0%	10
118	Water'S Edge · this buildingCompleted 2013 · off-plan 1,950/sqft	AED 1.43M	1,490	5.4%	-7.8%	16
119	West Heights 1	AED 2.20M	1,488-0.2%	—	+3.6%	30
120	Safeer Tower 2Completed 2017 · off-plan 1,695/sqft	AED 750,000	1,487-0.2%	7.5%	+15.1%	15
121	West Heights 4	AED 2.19M	1,482-0.5%	—	+6.8%	20
122	Millennium Binghatti Residences Business BayCompleted 2021 · off-plan 1,252/sqft	AED 1.23M	1,477-0.9%	7.3%	-2.8%	18

Rank 1 is the dearest per square foot. Differences are against Water'S Edge (AED 1,490/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 2 bed, Water'S Edge has registered sale prices 29% below the Business Bay median price per square foot of 2,061 AED, across 102 eligible buildings. It ranks 84th of 102 by price per square foot 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 activity

Planned 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 supply

Supply 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 counted

Find service-charge budget evidence for Water'S Edge

Direct 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 Water'S Edge

Water'S Edge is an apartment building completed in 2013 in Business Bay with 201 registered units. 209 sales are registered with the Dubai Land Department.

Pinned from Google's place record for the registered name.Open in Google Maps

The building, as registered

Service charge: AED 32.00/sqft a year · 2026 budget
Floors: 21

Drive times · typical

Downtown: 12 min · 3.8 km
DXB Airport: 14 min · 13 km
DIFC: 9 min · 6.6 km
Dubai Marina: 21 min · 22 km
Palm Jumeirah: 27 min · 26 km

Nearest, as registered

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

Water'S Edge: AED 1,490 per sq ft, 27% below the median Business Bay building, and a 5.4% 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

Water'S EdgeAED 1,490
Business Bay, readyAED 1,869
Business Bay, off-planAED 2,685
Dubai, readyAED 1,421

Dark: this building. Grey: the area's ready and off-plan medians, and Dubai's ready median. Source: DLD registered sales.

Gross yield against the area's buildings

Axis: gross yield, % of price

Water'S EdgeBusiness Bay median building

Business Bay5.4% vs 6.6%

Line: the 10th to 90th percentile of 87 buildings in Business Bay. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Upcoming supply in Business Bay, by handover quarter

Nearby in Business Bay

Every building in Business Bay →

Prices per sq ft around Water'S Edge, on the map

Pills show median sale price, AED. 119 buildings pinned from Google place records and Apple geocoding · Water'S Edge is the inverted pinOpen in Apple Maps

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 to
2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
On record
Sales evidence · 2 bed
7 registered sales in 12 months
On record
Rental evidence · 2 bed
3 new and 4 renewal contracts in 12 months · rent source: this building
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
Water'S Edge: recorded complete 2013-12-12 · register data to 2026-07-06
On record
Short-term assumption
Modelled at the published 70% occupancy on 24 listings seen; the dial above changes every short-term figure on this page
Read with care
Building record
DLD building record · data to 2026-10-13
On record
Costs not included
4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
Not in the yield

Rent or buy

What owning a 2 bed here costs against renting it, at stated assumptions you can change.

Monthly cost of owning against renting, with your own deposit and rate

Prefilled from Water'S Edge’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of 2026-09-17. Change any figure.

Purchase price, AED

Annual rent, AED

Down payment, %

Residency

More assumptions

Interest rate, % a year

Term, years

Horizon, years

Annual service charge, AED

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: 8,893AED; 4.5% over 25 years
Monthly rent: 11,250AED; AED 135,000 a year
Cash needed at purchase: 549,200AED; 20% down plus AED 149,200 in fees

Owning costs AED 500,382 less than renting over 5 years, once the sale is counted.

Buying overtakes renting in year 2.

Cumulative cost by year: renting (solid) against owning net of a sale that year (dashed), at the assumptions above.

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Common questions

What is the rental yield in Water'S Edge?: No gross yield is published for Water'S Edge as of 2026-10-12: fewer than 5 new Ejari contracts were registered in the last 12 months. In the last 12 months it had 7 registered sales and 3 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Business Bay median is 6.3% gross.
How much does a 2 bedroom in Water'S Edge cost?: The median registered sale price is AED 2.00M (1,462 AED/sqft), from 7 Dubai Land Department sales in the last 12 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 12 months have a median of 1,462 AED/sqft, across 7 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 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 7 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
What is the registered annual rent for a 2 bedroom in Water'S Edge?: The median new annual rent is AED 135,000, from 3 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.

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Water'S Edge sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 7 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/waters-edge
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Water'S Edge sale prices and yield.” Business Bay, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/business-bay/waters-edge

Stable dataJSON