What is the rental yield in Burj Royale?

Burj Royale returns 5.44% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 208 rental contracts registered in the last 24 months.

How much does a 2 bedroom in Burj Royale cost?

The median registered sale price is AED 4.05M (3,954 AED/sqft), from 47 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Burj Royale selling for right now?

Registered sales of ready units in Burj Royale over the last 3 months have a median of 3,911 AED/sqft, across 8 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 Burj Royale risen or fallen?

Median price per square foot moved -1.6% over the last 12 months against the 12 before it, on 47 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Burj Royale compare with Downtown Dubai?

Its 5.44% gross yield sits -0.4 pts against the Downtown Dubai median of 5.89%, computed at the same bedroom grain over the same 24-month window.

Burj Royale — sale prices & yield | Downtown Dubai, Dubai

Buy: 4.05MAED; AED 3,911/sqft
Long-let: 5.44%; AED 202,500/yr
Short-let: 6.77%; AED 1,181/night · 1.15/sqft

Price per sqft: Median of 8 registered sales of ready units in the last 3 months, most recent August 2026.

Priced off 8 sales in the last 3 months.

Yield spread: -0.4 pts; vs the Downtown Dubai median for this unit type
Turnover upside: +6.6%; new tenants pay more than sitting ones — 110 renewals
AED/yr/sqft: AED 201
Sales: 47
Rental contracts: 208
Renewal rent: AED 190,000/yr

12 months: -1.6%
3 years: +31.8%+9.6%/yr
5 years: +128.7%+18.0%/yr

Based on 47 sales and 208 rental contracts in the last 24 months.

Burj Royale is an apartment building in Downtown Dubai, 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 2019 to 2026, 2,204 registered sales in all — the 47 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Burj Royale, 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
1 bed	AED 1.98M	3172	6.15% +0.0 pts	-0.4%	34
2 bed	AED 4.05M	3954	5.44% -0.4 pts	-1.6%	47
3 bed	AED 5.75M	4203	5.01% -0.4 pts	—	12

Deltas compare each yield with the Downtown Dubai 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 Burj Royale

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
1 bed	683	1.09	AED 158,055	AED 120,000	1.3×	7.98%	10+
2 bed	1,181	1.15	AED 274,221	AED 202,500	1.4×	6.77%	22+
3 bed	1,760	1.29	AED 411,318	AED 299,561	1.4×	7.15%	3+

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

Units sold off-plan in Burj Royale between 2019 and 2023 went for a median of AED 1,823/sqft (AED 1.68M). The same building resells today at AED 3,385/sqft (AED 3.02M) — an uplift of +80.1%.

Based on 762 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.

28 resales in the last 12 months, against 105 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
20 Aug 2026	2 bed	936	AED 4,250,000	4,542
19 Aug 2026	1 bed	634	AED 1,950,000	3,077
13 Aug 2026	2 bed	1,045	AED 3,700,000	3,542
24 Jul 2026	2 bed	954	AED 3,050,000	3,196
23 Jul 2026	2 bed	959	AED 4,300,000	4,485
21 Jul 2026	2 bed	936	AED 3,700,000	3,954
7 Jul 2026	2 bed	1,038	AED 2,850,000	2,746
6 Jul 2026	1 bed	629	AED 1,800,000	2,863
23 Jun 2026	1 bed	636	AED 1,950,000	3,066
18 Jun 2026	2 bed	959	AED 3,750,000	3,911
4 Jun 2026	2 bed	959	AED 3,750,000	3,910

11 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
1 Nov 2026	1 bed	631	AED 105,000	166	Renewal
1 Oct 2026	3 bed	1,318	AED 236,000	179	New
11 Sept 2026	1 bed	631	AED 105,000	166	Renewal
10 Sept 2026	2 bed	1,023	AED 160,000	156	New
1 Sept 2026	2 bed	1,078	AED 163,000	151	Renewal
1 Sept 2026	1 bed	637	AED 102,000	160	Renewal
1 Sept 2026	2 bed	993	AED 140,000	141	New
1 Sept 2026	1 bed	637	AED 102,000	160	New
1 Sept 2026	2 bed	1,045	AED 170,000	163	New
31 Aug 2026	2 bed	1,045	AED 165,000	158	New
29 Aug 2026	1 bed	630	AED 90,000	143	New
26 Aug 2026	2 bed	1,057	AED 150,000	142	New
25 Aug 2026	2 bed	1,055	AED 145,000	137	New
23 Aug 2026	1 bed	660	AED 88,000	133	New
22 Aug 2026	1 bed	630	AED 100,000	159	New
22 Aug 2026	1 bed	630	AED 90,000	143	New
22 Aug 2026	1 bed	637	AED 105,000	165	New
22 Aug 2026	1 bed	631	AED 90,000	143	New
22 Aug 2026	1 bed	585	AED 90,000	154	New
22 Aug 2026	2 bed	1,036	AED 135,000	130	New
21 Aug 2026	3 bed	1,318	AED 275,000	209	New
20 Aug 2026	2 bed	951	AED 135,000	142	Renewal
20 Aug 2026	2 bed	989	AED 135,000	136	Renewal
20 Aug 2026	1 bed	675	AED 85,000	126	New
20 Aug 2026	2 bed	1,056	AED 140,000	133	New
20 Aug 2026	1 bed	658	AED 115,000	175	Renewal
20 Aug 2026	1 bed	675	AED 85,000	126	New
20 Aug 2026	1 bed	594	AED 90,000	151	New
18 Aug 2026	1 bed	590	AED 95,000	161	Renewal
15 Aug 2026	1 bed	593	AED 105,000	177	New
12 Aug 2026	2 bed	1,045	AED 150,000	144	New
11 Aug 2026	1 bed	593	AED 95,000	160	New
11 Aug 2026	1 bed	594	AED 112,500	189	Renewal
5 Aug 2026	3 bed	1,318	AED 200,000	152	New
5 Aug 2026	1 bed	659	AED 85,000	129	Renewal
4 Aug 2026	2 bed	954	AED 135,000	141	New
4 Aug 2026	1 bed	593	AED 95,000	160	New
1 Aug 2026	2 bed	1,022	AED 190,000	186	New
1 Aug 2026	2 bed	1,045	AED 190,000	182	New
1 Aug 2026	1 bed	595	AED 100,000	168	New
1 Aug 2026	2 bed	933	AED 210,000	225	Renewal
1 Aug 2026	1 bed	595	AED 87,500	147	New
30 Jul 2026	1 bed	629	AED 108,434	172	New
25 Jul 2026	3 bed	1,318	AED 230,000	175	New
25 Jul 2026	1 bed	631	AED 96,000	152	New
24 Jul 2026	1 bed	593	AED 100,000	169	New
24 Jul 2026	1 bed	593	AED 100,000	169	New
23 Jul 2026	2 bed	1,088	AED 175,000	161	New
23 Jul 2026	2 bed	936	AED 180,000	192	New
16 Jul 2026	2 bed	1,040	AED 130,000	125	New
16 Jul 2026	2 bed	1,021	AED 170,000	167	Renewal
15 Jul 2026	1 bed	650	AED 85,000	131	New
13 Jul 2026	2 bed	1,076	AED 140,000	130	New
11 Jul 2026	2 bed	1,021	AED 160,000	157	New
11 Jul 2026	2 bed	936	AED 160,000	171	New
11 Jul 2026	1 bed	638	AED 85,000	133	New
10 Jul 2026	3 bed	1,318	AED 240,000	182	New
10 Jul 2026	2 bed	959	AED 250,000	261	New
10 Jul 2026	3 bed	1,359	AED 240,000	177	New
8 Jul 2026	3 bed	1,318	AED 240,000	182	New

Showing the 60 most recent of 100 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: 59
Lifts: 9
Parking bays: 696
Swimming pools: 2

Nearby

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

Compare with nearby buildings

The most-traded buildings in Downtown Dubai, on the same figures over the same window.

Highest rental yields in Downtown Dubai · Burj Royale places 49th of 55

Common questions

What is the rental yield in Burj Royale?: Burj Royale returns 5.44% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 208 rental contracts registered in the last 24 months.
How much does a 2 bedroom in Burj Royale cost?: The median registered sale price is AED 4.05M (3,954 AED/sqft), from 47 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Burj Royale selling for right now?: Registered sales of ready units in Burj Royale over the last 3 months have a median of 3,911 AED/sqft, across 8 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 Burj Royale risen or fallen?: Median price per square foot moved -1.6% over the last 12 months against the 12 before it, on 47 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Burj Royale compare with Downtown Dubai?: Its 5.44% gross yield sits -0.4 pts against the Downtown Dubai median of 5.89%, computed at the same bedroom grain over the same 24-month window.

Burj Royale