What is the rental yield in Bahwan Tower?

Bahwan Tower returns 6.2% gross: a median new-contract rent of AED 167,952 a year (8 Ejari contracts in 12 months) over a price benchmark of AED 2.70M (median of 4 sales in the last 12 months, latest Feb 2026), before service charge, agency fees or vacant months.

How much does a 2 bedroom in Bahwan Tower cost?

The median registered sale price is AED 2.70M (1,692 AED/sqft), from 4 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How does Bahwan Tower compare with Downtown Dubai?

Its 6.2% gross yield sits +0.7 pts against the Downtown Dubai median of 5.5%, 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.

What is the registered annual rent for a 2 bedroom in Bahwan Tower?

The median new annual rent is AED 167,952, from 8 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.

Have registered rents in Bahwan Tower risen or fallen?

The median new annual rent changed +5.8% in the trailing 12 months against the previous 12, using 8 new Ejari contracts in the current period to 2026-10-12. Different homes can appear in the two periods; this is not the change on an individual tenancy.

Bahwan Tower

Completed 2018
132 units
16 floors
4 lifts
180 parking bays
1 pool

A 2 bed in Bahwan Tower costs a median AED 2.70M, rents long-let for AED 167,952/yr (6.2% gross), and returns 11.0% short-term at the assumed 70% occupancy.

Satellite view of Bahwan Tower, Downtown Dubai, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the Downtown Dubai district around Bahwan Tower, with roads and landmarks named. Apple Maps.

Street map around Bahwan Tower, Downtown Dubai, centred on its registered pin. Apple Maps.

2 bed · typical price

2.70MAED

AED 1,692/sqft

Rent a year: AED 167,952
Yield after service charge: 5.0%
vs Downtown Dubai: 31% below the median

Cost to buy, all inAED 2.87M

Price: AED 2.70M
DLD fee 4%: AED 108,000
Agent 2% + VAT: AED 56,700
Trustee: AED 4,200

Fees repaid by net rent15 months

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Is Bahwan Tower a good investment?Rents rising, with nothing to watch

Does it pay a good rent?6.2% gross, 5.0% after the service charge (Dubai median 6.8%)6.2%Fair
Is it easy to let?48% of units signed a yearly lease in 12 months; the typical Downtown Dubai building manages 27%48%Fair
Downtown Dubai median 27% · top tenth from 64%Bahwan Tower · 48%
Across 28 Downtown Dubai buildings with 40 or more units, the median signed annual leases on 27% of units in 12 months and the top tenth on 64% or more; Bahwan Tower is at 48%.
Are rents going up?New 2 bed leases: AED 158,750 a year ago, AED 167,952 now+5.8%Strength
Are prices going up?All types: AED 1,619/sqft a year ago, 1,606 now-0.8%Fair
How fast do fees pay back?AED 168,900 in fees to buy a 2 bed; net rent covers it in 1.3 years1.3 yrsFair
Can I sell easily?8 sales in 12 months, 6% of the tower (16 the year before)8Fair
Is a lot being built nearby?3,663 apartments are planned in Downtown Dubai from 2026 to 2028, equal to 38% of the 9,689 homes let there today. A further 348 are past their planned date. Downtown Dubai supply by year →38%Fair
Did earlier buyers gain?Up 53% for buyers 5 years ago; up 14% for launch buyers, before fees+52.9%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 →

Bahwan Tower prices and rents by unit typeA two-bed costs about AED 2.70M and rents for about AED 167,952 a year

Type	Median price	New rent	12-month change	Sales
1 bed44 units · 1,057 sqft	AED 1.65M1,573/sqft	6.7%+1.1 pts	AED 110,00013 contracts	under 5 sales in a year	3
2 bed59 units · 1,531 sqft	AED 2.70M1,692/sqft	6.2%+0.7 pts	AED 167,9528 contracts	under 5 sales in a year	4
3 bed29 units · 2,153 sqft	AED 2.78M1,363/sqft	under 3 sales	not published	under 5 sales in a year	1

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

Appreciation

2 bed · price per sqft · Downtown Dubai · area median AED 2,458/sqft

vs area median: -31.2%
Rank by price per sqft: 77th of 81
Off-plan price gain, 2016–2018: +16.7% · +1.7%/yr

Rental income

2 bed · Downtown Dubai

Gross yield: 6.2%
Median new rent: AED 167,952/yr
Yield vs area median: +0.7 pts
Yield vs Dubai (6.8%): -0.5 pts
Yield rank: 7th of 43
Renewal rent: AED 157,500/yr
New tenants pay vs sitting (20 renewals): +6.6%

Short-term income

2 bed · 70% occupancy · 7-night stays

Modelled yield at 70% occupancy: 11.0%
Median nightly rate: AED 1,503
Net revenue: AED 297,723/yr
vs long-let rent: 1.8×
Listings seen: 6+

Read with care

Thin sample — 4 sales in 12 months. Treat these figures as indicative.

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 1,606 · before fees

Launch, 2016–18: 1,411; +14%; 51 sales
5 years ago: 1,050; +53%; 46 sales
3 years ago: 1,356; +18%; 15 sales
Previous 12 months: 1,619; −1%; 16 sales
Last 12 months: 1,606; today; 8 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.

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

Date	Type	Sqft	Price
6 Jul 2026	3 bed	2,037	AED 2,777,000	1,363
23 Feb 2026	2 bed	1,509	AED 2,800,000	1,856
20 Feb 2026	1 bed	1,049	AED 1,650,000	1,573
18 Feb 2026	1 bed	1,068	AED 1,650,000	1,545
6 Feb 2026	2 bed	1,677	AED 2,600,000	1,550
2 Jan 2026	2 bed	1,517	AED 2,600,000	1,714
12 Dec 2025	2 bed	1,677	AED 2,800,000	1,670
17 Oct 2025	1 bed	1,068	AED 1,750,000	1,639

8 resales in the last 12 months.

Short-term rates around Bahwan 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
1 bed5+ listings seen	6150.59/sqft	AED 115,182	AED 110,000	1.0×	7.0%
2 bed6+ listings seen	1,5030.94/sqft	AED 297,723	AED 167,952	1.8×	11.0%

Nightly rate through the year

Comparables in Downtown Dubai

Every Downtown Dubai building with a page, ranked by price per sqft over the same 12 months, all unit types. Bahwan Tower places 114th of 116; the nearest 6 are shown.

Highest rental yields in Downtown Dubai →

Rank	Building	Median price	Gross yield	12-month change	Sales
110	Damac Maison The DistinctionCompleted 2016 · off-plan 2,582/sqft	AED 2.00M	1,776+10.6%	6.7%	+5.0%	22
111	Mon ReveCompleted 2015 · off-plan 1,600/sqft	AED 2.73M	1,750+9.0%	5.0%	+3.3%	6
112	Upper CrestCompleted 2015 · off-plan 2,352/sqft	AED 1.93M	1,714+6.8%	5.1%	+1.0%	26
113	Burj Views PodiumCompleted 2009	AED 1.50M	1,703+6.1%	7.3%	-1.3%	18
114	Bahwan Tower · this buildingCompleted 2018 · off-plan 1,421/sqft	AED 2.60M	1,606	5.1%	-0.8%	8
115	Al NOUJOUM TOWERCompleted 2013	AED 1.10M	1,538-4.2%	5.9%	-5.5%	23
116	Damac Maison Dubai Mall Street (The Signature)Completed 2013 · off-plan 1,935/sqft	AED 1.40M	1,530-4.7%	6.8%	-1.2%	37

Rank 1 is the dearest per square foot. Differences are against Bahwan Tower (AED 1,606/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 2 bed, Bahwan Tower has registered sale prices 31% below the Downtown Dubai median price per square foot of 2,458 AED, across 81 eligible buildings. It ranks 77th of 81 by price per square foot and 7th of 43 by gross yield in Downtown Dubai.

Market context in Downtown Dubai

Registered sales activity

1,759 ready apartment sales in the 12 months to 2026-10-12.

+0.4% in median AED/sqft versus the preceding year, supported by 1,759 current and 2,575 prior price observations.

Explore sales activity

Planned apartment projects

2,186 known registered units across 5 pending projects planned within one year of the 2026-07-06 register.

1 projects had already passed their planned date; 1 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

3,663 apartments are planned in Downtown Dubai from 2026 to 2028, equal to 38% of the 9,689 homes let there today.

Ready prices per sqft fell in 49% of 109 buildings (counted once per bedroom type) in Downtown Dubai with sales in both years; the typical one moved +0.1%.

New-lease rents fell in 76% of 54 buildings (counted once per bedroom type) with leases in both years; the typical one moved −5.7%.

How these are counted

Find service-charge budget evidence for Bahwan 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 Bahwan Tower

Bahwan Tower is an apartment building completed in 2018 in Downtown Dubai with 132 registered units. 182 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 21.52/sqft a year · 2026 budget
Floors: 16
Lifts: 4
Parking bays: 180
Pools: 1

Drive times · typical

Downtown: 8 min · 2.1 km
DXB Airport: 16 min · 17 km
DIFC: 7 min · 5.0 km
Dubai Marina: 20 min · 21 km
Palm Jumeirah: 26 min · 25 km

Nearest, as registered

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

Bahwan Tower: AED 1,606 per sq ft, 34% below the median Downtown Dubai building, and a 5.1% 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

Bahwan TowerAED 1,606
Downtown Dubai, readyAED 2,665
Downtown Dubai, off-planAED 3,819
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

Bahwan TowerDowntown Dubai median building

Downtown Dubai5.1% vs 5.2%

Line: the 10th to 90th percentile of 55 buildings in Downtown Dubai. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Upcoming supply in Downtown Dubai, by handover quarter

Nearby in Downtown Dubai

Every building in Downtown Dubai →

Prices per sq ft around Bahwan Tower, on the map

Pills show median sale price, AED. 94 buildings pinned from Google place records and Apple geocoding · Bahwan Tower is the inverted pinOpen in Apple Maps

Binghatti Skyblade

Downtown Dubai · 472 sales, 12 months

1.97M

AED, resale median · 3,909/sqft

Burj Khalifa

Downtown Dubai · 115 sales, 12 months

5.00M

AED, resale median · 2,929/sqft

Imperial Avenue

Downtown Dubai · 65 sales, 12 months

3.18M

AED, resale median · 2,385/sqft

Grande

Downtown Dubai · 61 sales, 12 months

5.45M

AED, resale median · 3,539/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
4 registered sales in 12 months; thin, a single deal moves the median
Read with care
Rental evidence · 2 bed
8 new and 20 renewal contracts in 12 months · rent source: this building
On record
Service charge
AED 21.52/sqft a year, 2026 owners-association budget; 5.0% yield after it. Confirm against the latest invoice.
On record
Project register
Bahwan Tower: recorded complete 2018-09-03 · register data to 2026-07-06
On record
Short-term assumption
Modelled at the published 70% occupancy on 6 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 Bahwan 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: 12,006AED; 4.5% over 25 years
Monthly rent: 13,996AED; AED 167,952 a year
Cash needed at purchase: 738,900AED; 20% down plus AED 198,900 in fees

Owning costs AED 602,130 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 Bahwan Tower?: Bahwan Tower returns 6.2% gross: a median new-contract rent of AED 167,952 a year (8 Ejari contracts in 12 months) over a price benchmark of AED 2.70M (median of 4 sales in the last 12 months, latest Feb 2026), before service charge, agency fees or vacant months.
How much does a 2 bedroom in Bahwan Tower cost?: The median registered sale price is AED 2.70M (1,692 AED/sqft), from 4 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
How does Bahwan Tower compare with Downtown Dubai?: Its 6.2% gross yield sits +0.7 pts against the Downtown Dubai median of 5.5%, 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.
What is the registered annual rent for a 2 bedroom in Bahwan Tower?: The median new annual rent is AED 167,952, from 8 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.
Have registered rents in Bahwan Tower risen or fallen?: The median new annual rent changed +5.8% in the trailing 12 months against the previous 12, using 8 new Ejari contracts in the current period to 2026-10-12. Different homes can appear in the two periods; this is not the change on an individual tenancy.

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Bahwan Tower sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 4 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/downtown-dubai/bahwan-tower
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Bahwan Tower sale prices and yield.” Downtown Dubai, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/downtown-dubai/bahwan-tower

Stable dataJSON