Burj Royale
- Completed 2022
- 59 floors
- 9 lifts
- 696 parking bays
- 2 pools
A 2 bed in Burj Royale costs a median AED 3.75M, rents long-let for AED 178,000/yr (4.8% gross), and returns 6.4% short-term at the assumed 70% occupancy.
2 bed · typical price
3.75MAED
AED 3,822/sqft · -4.0% on a year
- Rent a year
- AED 178,000
- Gross yield
- 4.8%
- vs Downtown Dubai
- 55% above the median
Cost to buy, all inAED 3.98M
- Price
- AED 3.75M
- DLD fee 4%
- AED 150,000
- Agent 2% + VAT
- AED 78,750
- Trustee
- AED 4,200
Fees repaid by rent16 months
Is Burj Royale a good investment?Rents and prices are slipping, the rent pays below the Dubai median and few units change hands
- Does it pay a good rent?4.8% gross, before the service charge (not on file) (Dubai median 6.8%)4.8%Watch
- Is it easy to let?56% of units signed a yearly lease in 12 months; the typical Downtown Dubai building manages 27%56%Fair
Downtown Dubai median 27% · top tenth from 64%Burj Royale · 56% 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; Burj Royale is at 56%.
- Are rents going up?New 2 bed leases: AED 210,000 a year ago, AED 178,000 now-15.2%Watch
- Are prices going up?2 bed: AED 3,982/sqft a year ago, 3,822 now-4.0%Watch
- How fast do fees pay back?AED 232,950 in fees to buy a 2 bed; rent covers it in 1.3 years1.3 yrs
- Can I sell easily?30 sales in 12 months, 5% of the tower (61 the year before)30Watch
- 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 99% for buyers 5 years ago; up 94% for launch buyers, before fees+99.0%Context
Readings use published thresholds · 2 bed figures, the most traded type · Data to 12 Oct 2026
Burj Royale prices and rents by unit typeA two-bed costs about AED 3.75M and rents for about AED 178,000 a year
Appreciation, rental income and short-term detail, by unit typeAppreciation, rental income and short-term detail, by unit type
Appreciation
2 bed · price per sqft · Downtown Dubai · area median AED 2,458/sqft
- 12-month change
- -4.0%
- 3 years
- +28.8% · +8.8%/yr
- 5 years
- +123.4% · +17.4%/yr
- vs area median
- +55.5%
- Rank by price per sqft
- 10th of 81
- Off-plan price gain, 2019–2023
- +101.0% · +15.0%/yr
Rental income
2 bed · Downtown Dubai
- Gross yield
- 4.8%
- Median new rent
- AED 178,000/yr
- Yield vs area median
- -0.8 pts
- Yield vs Dubai (6.8%)
- -2.0 pts
- Yield rank
- 39th of 43
- Renewal rent
- AED 185,400/yr
- New tenants pay vs sitting (45 renewals)
- -4.0%
Short-term income
2 bed · 70% occupancy · 7-night stays
- Median nightly rate
- AED 1,181
- Net revenue
- AED 238,517/yr
- vs long-let rent
- 1.3×
- Listings seen
- 22+
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)
Chart data, 2 bed: Mar 2019, AED 1,893,120; latest, Oct 2026, AED 3,787,500; peak, Oct 2025, AED 4,785,000. Rent on new leases: Feb 2023, AED 202,500 a year; latest, Oct 2026, AED 166,250.
Did earlier buyers gain?
Median paid per sqft, all types, against today’s 3,393 · before fees
- Launch, 2019–23
- 1,745
- +94%
- 292 sales
- 5 years ago
- 1,705
- +99%
- 105 sales
- 3 years ago
- 2,795
- +21%
- 179 sales
- Previous 12 months
- 3,385
- 0%
- 61 sales
- Last 12 months
- 3,393
- today
- 30 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.
30 resales in the last 12 months, against 105 a year on average over 2023–2025.
30 resales in the last 12 months.
Short-term rates around Burj Royale
Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.
Nightly rate through the yearNightly 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. Burj Royale places 22nd of 116; the nearest 8 are shown.
Rank 1 is the dearest per square foot. Differences are against Burj Royale (AED 3,393/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.
At 2 bed, Burj Royale has registered sale prices 55% above the Downtown Dubai median price per square foot of 2,458 AED, across 81 eligible buildings. It ranks 10th of 81 by price per square foot and 39th 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 activityPlanned 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 supplySupply 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 countedDirect 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 Burj Royale
Burj Royale is an apartment building completed in 2022 in Downtown Dubai. 1,108 sales are registered with the Dubai Land Department.
The building, as registered
- Floors
- 59
- Lifts
- 9
- Parking bays
- 696
- Pools
- 2
Drive times · typical
- Downtown
- 10 min · 3.5 km
- DXB Airport
- 14 min · 13 km
- DIFC
- 10 min · 6.4 km
- Dubai Marina
- 19 min · 22 km
- Palm Jumeirah
- 26 min · 26 km
Nearest, as registered
- Metro
- Burj Khalifa / Dubai Mall Metro Station
- Mall
- Dubai Mall
- Landmark
- Downtown Dubai
Burj Royale: AED 3,393 per sq ft, 39% above 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
- Burj RoyaleAED 3,393
- Downtown Dubai, readyAED 2,665
- Downtown Dubai, off-planAED 3,819
- Dubai, readyAED 1,421
Gross yield against the area's buildings
Axis: gross yield, % of price
Burj RoyaleDowntown Dubai median building
- Downtown Dubai5.1% vs 5.2%
Nearby in Downtown Dubai
Prices per sq ft around Burj Royale, on the mapPrices per sq ft around Burj Royale, on the map
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 toOn record
- Sales evidence · 2 bedOn record
- Rental evidence · 2 bedOn record
- Service chargeNot on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.Not on record
- Project registerOn record
- Short-term assumptionRead with care
- Building recordOn record
- Costs not includedNot 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 rateMonthly cost of owning against renting, with your own deposit and rate
Prefilled from Burj Royale’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of . Change any figure.
More assumptionsFewer assumptions
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
- 16,675AED
- 4.5% over 25 years
- Monthly rent
- 14,833AED
- AED 178,000 a year
- Cash needed at purchase
- 1,023,450AED
- 20% down plus AED 273,450 in fees
Owning costs AED 545,673 less than renting over 5 years, once the sale is counted.
Buying overtakes renting in year 3.
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Common questions
- What is the rental yield in Burj Royale?
- Burj Royale returns 4.8% gross: a median new-contract rent of AED 178,000 a year (107 Ejari contracts in 12 months) over a price benchmark of AED 3.75M (median of 18 sales in the last 12 months, latest Oct 2026), before service charge, agency fees or vacant months.
- How much does a 2 bedroom in Burj Royale cost?
- The median registered sale price is AED 3.75M (3,822 AED/sqft), from 18 Dubai Land Department sales in the last 12 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 12 months have a median of 3,822 AED/sqft, across 18 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 Burj Royale risen or fallen?
- Median price per square foot moved -4.0% over the last 12 months against the 12 before it, on 18 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
- How does Burj Royale compare with Downtown Dubai?
- Its 4.8% gross yield sits -0.8 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.
For agents
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Burj Royale sale record
- Record type
- Building-level property market record
- Data date
- · refreshed
- Evidence base
- 18 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/burj-royale
Cite as: Dubai Wealth Index. “Burj Royale sale prices and yield.” Downtown Dubai, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/downtown-dubai/burj-royale
Stable dataJSON