What is the rental yield in Waves tower?

No gross yield is published for Waves tower as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 7 registered sales and 0 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 Waves tower cost?

The median registered sale price is AED 2.40M (1,640 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 Waves tower selling for right now?

Registered sales of ready units in Waves tower over the last 12 months have a median of 1,640 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.

Does Waves tower earn more short-term than long-let?

A night asks a median of AED 841, which models to 6.5% net at an assumed 70% occupancy for a self-managed unit, after platform fees, cleaning and utilities. Nightly rates are asking rates sampled across the next 12 months, not registered income.

How many apartments change hands in Waves tower?

7 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.

Waves tower

A 2 bed in Waves tower costs a median AED 2.40M and returns 6.5% short-term at the assumed 70% occupancy.

Satellite view of the Business Bay district around Waves tower, with roads and landmarks named. Apple Maps.

Street map around Waves tower, Business Bay, centred on its registered pin. Apple Maps.

2 bed · typical price

2.40MAED

AED 1,640/sqft

vs Business Bay: 20% below the median

Cost to buy, all inAED 2.55M

Price: AED 2.40M
DLD fee 4%: AED 96,000
Agent 2% + VAT: AED 50,400
Trustee: AED 4,200

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Is Waves tower a good investment?Prices are slipping and lots of new supply is coming; no record of the yield and the rent trend

Does it pay a good rent?No Ejari lease registered here in 12 months, so any yield quoted is an estimateNo record
Are rents going up?No lease registered in 12 months, so no rent trend to readNo record
Are prices going up?All types: AED 1,849/sqft a year ago, 1,680 now-9.1%Watch
How fast do fees pay back?AED 150,600 in fees to buy a 2 bed: DLD 4%, agent 2% plus VAT, trusteeAED 150,600
Can I sell easily?13 sales in 12 months (7 the year before)13
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 5% for buyers 3 years ago, before fees+4.9%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 →

Waves tower prices and rents by unit typeA two-bed costs about AED 2.40M

Type	Median price	New rent	12-month change	Sales
Studio	AED 890,0002,091/sqft	not yet let	not yet let	under 5 sales in a year	4
1 bed	AED 1.59M1,744/sqft	not yet let	not yet let	under 5 sales in a year	2
2 bed	AED 2.40M1,640/sqft	not yet let	not yet let	no prior year	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

3 years: +1.2% · +0.4%/yr
vs area median: -20.4%
Rank by price per sqft: 73rd of 102

Short-term income

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

Modelled yield at 70% occupancy: 6.5%
Median nightly rate: AED 841
Net revenue: AED 157,027/yr
Listings seen: 17+

Read with care

No rental contracts are registered here yet, so there is no yield and the prices are launch pricing — a pre-handover building. Price growth from launch is not comparable with a let building's.

Price history and sales

As filed with the Land Department — data to 2026-10-12.

Median price paid, 2 bed, as a rolling 3-month median. The band along the bottom is the number of records each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 1,680 · before fees

3 years ago: 1,601; +5%; 32 sales
Previous 12 months: 1,849; −9%; 7 sales
Last 12 months: 1,680; today; 13 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.

13 resales in the last 12 months, against 17 a year on average over 2023–2025.

Date	Type	Sqft	Price
28 Sept 2026	2 bed	1,579	AED 2,110,000	1,336
7 Sept 2026	Studio	429	AED 850,000	1,980
18 Aug 2026	2 bed	1,428	AED 2,500,000	1,750
7 Apr 2026	1 bed	980	AED 1,800,000	1,838
25 Feb 2026	Studio	429	AED 1,000,000	2,330
30 Jan 2026	Studio	487	AED 860,000	1,766
26 Jan 2026	2 bed	1,428	AED 2,260,000	1,582
26 Jan 2026	2 bed	1,433	AED 2,400,000	1,675
12 Jan 2026	2 bed	1,579	AED 2,450,000	1,551
9 Dec 2025	2 bed	1,433	AED 2,350,000	1,640

13 resales in the last 12 months.

Short-term rates around Waves tower

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	5041.18/sqft	AED 101,672	—	—	11.4%
1 bed500 m cluster · 31+ listings seen	5280.58/sqft	AED 98,676	—	—	—
2 bed500 m cluster · 17+ listings seen	8410.57/sqft	AED 157,027	—	—	6.5%

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. Waves tower places 98th of 150; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
94	J One - 1Completed 2021 · off-plan 1,895/sqft	AED 1.28M	1,775+5.7%	8.1%	-12.9%	14
95	Bays EdgeCompleted 2016 · off-plan 1,700/sqft	AED 1.23M	1,711+1.8%	6.2%	+2.4%	12
96	DAMAC Towers by Paramount (C)Completed 2018 · off-plan 2,651/sqft	AED 900,000	1,705+1.5%	13.3%	+0.7%	32
97	NoblesCompleted 2024 · off-plan 1,516/sqft	AED 1.72M	1,6810.0%	7.0%	+4.5%	56
98	Waves tower · this building	AED 2.11M	1,680	—	-9.1%	13
99	Bay Square - 11Completed 2014	AED 1.05M	1,663-1.1%	8.6%	—	3
100	Aykon City-Tower BCompleted 2023 · off-plan 1,896/sqft	AED 970,988	1,650-1.8%	—	-0.4%	108
101	West Heights 6	AED 3.08M	1,620-3.6%	—	+12.3%	12
102	West Heights 3	AED 3.75M	1,612-4.1%	—	+9.7%	9

Rank 1 is the dearest per square foot. Differences are against Waves tower (AED 1,680/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 2 bed, Waves tower has registered sale prices 20% below the Business Bay median price per square foot of 2,061 AED, across 102 eligible buildings. It ranks 73rd 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 Waves tower

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 Waves tower

Waves tower is an apartment building in Business Bay. 200 sales are registered with the Dubai Land Department.

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

Drive times · typical

Downtown: 13 min · 5.8 km
DXB Airport: 16 min · 16 km
DIFC: 11 min · 11 km
Dubai Marina: 19 min · 21 km
Palm Jumeirah: 26 min · 25 km

Nearest, as registered

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

Waves tower: AED 1,680 per sq ft, 18% below the median Business Bay 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

Waves towerAED 1,680
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.

Upcoming supply in Business Bay, by handover quarter

Nearby in Business Bay

Every building in Business Bay →

Prices per sq ft around Waves tower, on the map

Pills show median sale price, AED. 119 buildings pinned from Google place records and Apple geocoding · Waves tower 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
No Ejari contract registered: not yet let
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
No project number on this building's record, so completion status and developer cannot be joined.
Not on record
Short-term assumption
Modelled at the published 70% occupancy on 17 listings seen; the dial above changes every short-term figure on this page
Read with care
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 Waves tower’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: —; 4.5% over 25 years
Monthly rent: —
Cash needed at purchase: —

Enter a price, a rent, a rate, a term and a horizon to model the comparison.

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Common questions

What is the rental yield in Waves tower?: No gross yield is published for Waves tower as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 7 registered sales and 0 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 Waves tower cost?: The median registered sale price is AED 2.40M (1,640 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 Waves tower selling for right now?: Registered sales of ready units in Waves tower over the last 12 months have a median of 1,640 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.
Does Waves tower earn more short-term than long-let?: A night asks a median of AED 841, which models to 6.5% net at an assumed 70% occupancy for a self-managed unit, after platform fees, cleaning and utilities. Nightly rates are asking rates sampled across the next 12 months, not registered income.
How many apartments change hands in Waves tower?: 7 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.

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Waves tower 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/waves-tower
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Waves tower sale prices and yield.” Business Bay, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/business-bay/waves-tower

Stable dataJSON