The Bay

1. Does it pay a good rent?4.5% gross, 3.2% after the service charge (Dubai median 6.8%)4.5%Watch
2. Are rents going up?New 1 bed leases: AED 95,500 a year ago, AED 90,000 now (pooled across the project)-5.8%
3. How fast do fees pay back?AED 126,200 in fees to buy a 1 bed; net rent covers it in 2.0 years2.0 yrsFair
4. Can I sell easily?3 sales in 12 months (2 the year before)3
5. Is a lot being built nearby?905 apartments are planned in Dubai Creek Harbour from 2026 to 2028, equal to 15% of the 5,973 homes let there today. Dubai Creek Harbour supply by year →15%Strength
6. Did earlier buyers gain?Up 8% for launch buyers, before fees+8.5%Context

At 1 bed, The Bay has registered sale prices 37% below the Dubai Creek Harbour median price per square foot of 2,377 AED, across 74 eligible buildings. It ranks 73rd of 74 by price per square foot and 56th of 56 by gross yield in Dubai Creek Harbour.

• Sales and rents to
  2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
  On record
• Sales evidence · 1 bed
  3 registered sales in 12 months; thin, a single deal moves the median
  Read with care
• Rental evidence · 1 bed
  40 new and 40 renewal contracts in 12 months · rent source: project (pooled)
  Read with care
• Service charge
  AED 19.71/sqft a year, 2026 owners-association budget; 3.2% yield after it. Confirm against the latest invoice.
  On record
• Project register
  17 Icon Bay: recorded complete 2022-11-30 · register data to 2026-07-06
  On record
• Developer
  The Lagoons Phase One · delivery record
  On record
• Costs not included
  4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
  Not in the yield

What is the rental yield in The Bay?

The Bay returns 4.5% gross: a median new-contract rent of AED 90,000 a year (40 Ejari contracts in 12 months) over a price benchmark of AED 2.00M (median of 3 sales in the last 12 months, latest Jun 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in The Bay cost?

The median registered sale price is AED 2.00M (1,495 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How does The Bay compare with Dubai Creek Harbour?

Its 4.5% gross yield sits -1.1 pts against the Dubai Creek Harbour median of 5.6%, 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 1 bedroom in The Bay?

The median new annual rent is AED 90,000, from 40 Ejari contracts in the trailing 12 months to 2026-10-12. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.

Have registered rents in The Bay risen or fallen?

The median new annual rent changed -5.8% in the trailing 12 months against the previous 12, using 40 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.