What is the rental yield in Bellevue Towers-2?

Bellevue Towers-2 returns 6.85% gross: a median new-contract rent of AED 110,000 a year (75 Ejari contracts in 12 months) over a price benchmark of AED 1.60M (median of 10 sales in the last 12 months, latest Jul 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in Bellevue Towers-2 cost?

The median registered sale price is AED 1.60M (2,451 AED/sqft), from 10 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in Bellevue Towers-2 selling for right now?

Registered sales of ready units in Bellevue Towers-2 over the last 12 months have a median of 2,451 AED/sqft, across 10 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and 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 Bellevue Towers-2 risen or fallen?

Median price per square foot moved +0.3% over the last 12 months against the 12 before it, on 10 registered sales. On a sample this size, read the direction rather than the exact figure.

Bellevue Towers-2 — sale prices & yield

What it returns

Compare this building →

Appreciation

1 bed · price per sqft · Downtown Dubai · area median AED 2,447/sqft

Price per sqft, 12 months: +0.3%
3 years: +29.1% · +8.9%/yr
5 years: +48.8% · +8.3%/yr
vs area median: +0.2%
Rank by price per sqft: 40th of 80
Off-plan uplift, 2018–2022: +12.0% · +1.9%/yr

Rental income

1 bed · Downtown Dubai

Gross yield: 6.85%
Median new rent: AED 110,000/yr
Yield vs area median: +0.9 pts
Yield vs Dubai (6.94%): -0.1 pts
Yield rank: 6th of 39
Renewal rent: AED 110,000/yr

Short-term income

1 bed · 80% occupancy · 7-night stays

Modelled yield at 80% occupancy: 17.10%
Median nightly rate: AED 1,157
Net revenue: AED 274,496/yr
vs long-let rent: 2.5×
Listings seen: 3+

1 bed figures rest on 10 registered sales and 75 new rental contracts in the 12 months to 2026-09-11; rents pooled across the project. Latest price record Jul 2026.

Read with care

Rental data covers the whole Bellevue Towers project, not this tower alone.

How 6.85% is calculated

Gross yield: 6.85% gross yield
Numerator: AED 110,000 median new rent · 75 contracts in 12 months
Denominator: ÷ AED 1,605,000 price benchmark
Benchmark basis: Median of 10 sales in the last 12 months · latest Jul 2026

Price per sqft: Median of 10 registered sales of ready units in the last 12 months, most recent July 2026.

Short-term yield is modelled: net revenue at 80% occupancy ÷ the same price benchmark. Occupancy is an assumption, not a measurement; the dial in the short-term section changes it.

Bellevue Towers-2 is an apartment building in Downtown Dubai, Dubai, one of the towers in the Bellevue Towers development. The closest metro station is Business Bay Metro Station, the nearest mall Dubai Mall and the nearest landmark Downtown Dubai. Land Department records from 2018 to 2026 contain 214 registered sales across all bedroom types. Current sale figures use the last 12 months; rental medians use new Ejari contracts from the same period.

Price history

Every recorded sale in Bellevue Towers-2, 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	New rent (contracts)	12mo	Sales
1 bed	AED 1.60M	2451	6.85% +0.9 pts	AED 110,000 75	+0.3%	10

Deltas compare each yield with the Downtown Dubai median for the same unit type. How these yields are computed

How these yields are computed

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. Each bedroom type is priced off its own sales; the columns beside each yield show both legs and the sales the benchmark rests on.

1 bed: price benchmark AED 1.60M · 10 sales in 12 months · latest Jul 2026

Worked example: gross yield, costs and shared rental evidence

Short-term rates around Bellevue Towers-2

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

How short-term 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”.

Occupancy assumption80%

80% is the published assumption. Move the dial to model a different occupancy; the site's own figures keep 80%.

Type	Nightly, AED	AED/night/sqft	Net revenue at 80%	Long-let rent	Uplift	Net yield	Listings seen
1 bed	1,157	1.77	AED 274,496	AED 110,000	2.5×	17.10%	3+

At 80% occupancy.

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.

Off-plan vs resale

What units sold for at launch against what the finished building resells for now, all unit types.

Launch median: 1,770AED/sqft; off-plan sales 2018–2022 · 124 sales · AED 1.44M typical
Resale today: 2,451AED/sqft; ready sales, last 12 months · 10 sales · AED 1.60M typical
Uplift: +11.8%; +1.9%/yr from the launch midpoint

Units sold off-plan in Bellevue Towers-2 between 2018 and 2022 went for a median of AED 1,770/sqft. The same building resells today at AED 2,451/sqft, an uplift of +11.8%.

Based on 124 off-plan sales across the building's full history.

Why this uses the full history

The launch median uses all-history off-plan sales; the resale median uses ready sales in the trailing 12 months. These are unpaired transaction groups at building grain, not matched unit resales or realised investor gains. Costs are excluded.

Recent transactions

As filed with the Land Department — data to 2026-09-11.

10 resales in the last 12 months, against 20 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
24 Jul 2026	1 bed	852	AED 1,560,000	1,832
4 Jun 2026	1 bed	802	AED 1,700,000	2,119
21 Apr 2026	1 bed	852	AED 1,650,000	1,937
10 Apr 2026	1 bed	548	AED 1,403,000	2,562
3 Feb 2026	1 bed	548	AED 1,530,000	2,794
26 Jan 2026	1 bed	548	AED 1,500,000	2,739
14 Jan 2026	1 bed	548	AED 1,425,000	2,602
15 Dec 2025	1 bed	855	AED 2,200,000	2,574
15 Dec 2025	1 bed	802	AED 1,800,000	2,243
10 Nov 2025	1 bed	855	AED 2,000,000	2,340

10 resales in the last 12 months.

Comparables in Downtown Dubai

Every Downtown Dubai building with a page, ranked by price per sqft over the same 12 months, all unit types. Bellevue Towers-2 places 60th of 117; the nearest 8 are shown.

Rank	Building	AED/sqft	vs Bellevue Towers-2	Median price	Yield	12mo	Sales
56	Kamoon 1	2,471	+0.8%	AED 2.50M	—	—	7
57	BLVD CRESCENT Tower 1	2,470	+0.8%	AED 3.38M	4.88%	+8.3%	13
58	AZHA Downtown Residences	2,466	+0.6%	AED 4.16M	—	+3.3%	11
59	Elegance Tower	2,465	+0.6%	AED 2.44M	—	-3.6%	9
60	Bellevue Towers-2 · this building	2,451		AED 1.60M	7.48%	+0.3%	10
61	DT1	2,447	-0.2%	AED 3.67M	4.14%	+3.8%	11
62	Zaafaran 4	2,432	-0.8%	AED 2.75M	—	—	4
63	Yansoon 5	2,421	-1.2%	AED 3.20M	—	—	6
64	Yansoon 1	2,420	-1.3%	AED 5.00M	—	—	4

Rank 1 is the dearest per square foot. Differences are against Bellevue Towers-2 (AED 2,451/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Bellevue Towers-2 has registered sale prices 0% above the Downtown Dubai median price per square foot of 2,447 AED, across 80 eligible buildings. It ranks 40th of 80 by price per square foot and 6th of 39 by gross yield in Downtown Dubai.

Where Bellevue Towers-2 stands

Bellevue Towers-2 in Downtown Dubai, and what the register names nearby.

Pinned by Google from the registered name; verify the plot before relying on it.Open in Google Maps

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

Before you decide

The facts that can change the return, each with the date it rests on.

Sales and rents to
2026-09-11 — Dubai Land Department and Ejari, trailing 12 months (on record)
Sales evidence · 1 bed
10 registered sales in 12 months (on record)
Rental evidence · 1 bed
75 new and 58 renewal contracts in 12 months · rent source: project (pooled) (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. (dubailand.gov.ae) (known gap)
Project register
Bellevue Towers: recorded complete 2020-07-30 · register data to 2026-07-06 (on record)
Short-term assumption
Modelled at the published 80% occupancy on 3 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. (known gap)

Filled dot: on record. Hollow: read with care. Dashed: a gap the site cannot close from public data.

Common questions

What is the rental yield in Bellevue Towers-2?: Bellevue Towers-2 returns 6.85% gross: a median new-contract rent of AED 110,000 a year (75 Ejari contracts in 12 months) over a price benchmark of AED 1.60M (median of 10 sales in the last 12 months, latest Jul 2026), before service charge, agency fees or vacant months.
How much does a 1 bedroom in Bellevue Towers-2 cost?: The median registered sale price is AED 1.60M (2,451 AED/sqft), from 10 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What are apartments in Bellevue Towers-2 selling for right now?: Registered sales of ready units in Bellevue Towers-2 over the last 12 months have a median of 2,451 AED/sqft, across 10 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and 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 Bellevue Towers-2 risen or fallen?: Median price per square foot moved +0.3% over the last 12 months against the 12 before it, on 10 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Bellevue Towers-2 compare with Downtown Dubai?: Its 6.85% gross yield sits +0.9 pts against the Downtown Dubai median of 5.90%, 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.

Bellevue Towers-2