What is the rental yield in BAYVIEW Tower 2?

No gross yield is published for BAYVIEW Tower 2 as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 5 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Dubai Harbour median is 5.2% gross.

How much does a 1 bedroom in BAYVIEW Tower 2 cost?

The median registered sale price is AED 3.54M (4,638 AED/sqft), from 5 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How many apartments change hands in BAYVIEW Tower 2?

5 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.

BAYVIEW Tower 2

Under construction · 18% built · handover Q3 2028
Master developer Emaar Properties

A 1 bed in BAYVIEW Tower 2 costs a median AED 3.54M.

1 bed · typical price

3.54MAED

AED 4,638/sqft

vs Dubai Harbour: 25% above the median

Cost to buy, all inAED 3.76M

Price: AED 3.54M
DLD fee 4%: AED 141,676
Agent 2% + VAT: AED 74,380
Trustee: AED 4,200

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Is BAYVIEW Tower 2 a good investment?Prices rising; lots of new supply is coming; no record of the yield and the rent trend

Does it pay a good rent?No Ejari lease registered here in 12 months, so any yield quoted is an estimateNo record
Are rents going up?No lease registered in 12 months, so no rent trend to readNo record
Are prices going up?All types: AED 4,095/sqft a year ago, 4,787 now+16.9%Strength
How fast do fees pay back?AED 220,256 in fees to buy a 1 bed: DLD 4%, agent 2% plus VAT, trusteeAED 220,256
Can I sell easily?8 sales in 12 months (9 the year before)8
Is a lot being built nearby?4,491 apartments are planned in Dubai Harbour from 2026 to 2028, equal to 3.1 times the 1,453 homes let there today. Dubai Harbour supply by year →309%Watch
Did earlier buyers gain?Launch buyers still 5% down, before fees-5.3%Context

Readings use published thresholds · 1 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

BAYVIEW Tower 2 prices and rents by unit typeA one-bed costs about AED 3.54M

Type	Median price	New rent	12-month change	Sales
1 bed	AED 3.54M4,638/sqft	not yet let	not yet let	no prior year	5
2 bed	AED 3.95M3,264/sqft	not yet let	not yet let	under 5 sales in a year	2
3 bed	AED 10.55M5,769/sqft	not yet let	not yet let	under 5 sales in a year	1

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

Appreciation

1 bed · price per sqft · Dubai Harbour · area median AED 3,700/sqft

3 years: -0.5% · -0.2%/yr
vs area median: +25.4%
Rank by price per sqft: 4th of 31

Read with care

No rental contracts are registered here yet, so there is no yield and the prices are launch pricing — a pre-handover building. Price growth from launch is not comparable with a let building's.

Price history and sales

As filed with the Land Department — data to 2026-10-12.

Median price paid, 1 bed, as a rolling 3-month median. The band along the bottom is the number of records each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 4,787 · before fees

Launch, 2023–26: 5,056; −5%; 284 sales
3 years ago: 5,039; −5%; 177 sales
Previous 12 months: 4,095; +17%; 9 sales
Last 12 months: 4,787; 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.

No resales match the last 12 months. Try another transaction type, bedroom type or period.

Comparables in Dubai Harbour

Every Dubai Harbour building with a page, ranked by price per sqft over the same 12 months, all unit types. BAYVIEW Tower 2 places 7th of 37; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
3	The Residences at The Dubai EDITION Building Doff-plan 5,014/sqft	AED 11.33M	5,014+4.7%	—	—	30
4	The Residences at The Dubai EDITION Building Aoff-plan 4,964/sqft	AED 11.97M	4,964+3.7%	—	—	19
5	W Residences At Dubai Harbour - Tower 30% · Q4 2027 · off-plan 4,831/sqft	AED 7.81M	4,831+0.9%	—	—	89
6	The Residences at The Dubai EDITION Building Coff-plan 4,799/sqft	AED 11.26M	4,799+0.3%	—	—	31
7	BAYVIEW Tower 2 · this building18% · Q3 2028 · off-plan 5,031/sqft	AED 3.65M	4,787	—	+16.9%	8
8	Dubai Harbour Residences (Area 1)-A1% · Q1 2028 · off-plan 4,369/sqft	AED 11.67M	4,649-2.9%	—	+11.7%	8
9	Dubai Harbour Residences (Area 1)-B1% · Q1 2028 · off-plan 4,337/sqft	AED 9.10M	4,536-5.2%	—	+8.7%	21
10	W Residences At Dubai Harbour - Tower 10% · Q4 2027 · off-plan 4,265/sqft	AED 5.00M	4,527-5.4%	—	+6.3%	8
11	Sobha Seahaven - Tower A22% · Q2 2028 · off-plan 4,200/sqft	AED 7.24M	4,500-6.0%	—	+4.7%	16

Rank 1 is the dearest per square foot. Differences are against BAYVIEW Tower 2 (AED 4,787/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, BAYVIEW Tower 2 has registered sale prices 25% above the Dubai Harbour median price per square foot of 3,700 AED, across 31 eligible buildings. It ranks 4th of 31 by price per square foot in Dubai Harbour.

Market context in Dubai Harbour

Registered sales activity

298 ready apartment sales in the 12 months to 2026-10-12.

-5.0% in median AED/sqft versus the preceding year, supported by 298 current and 338 prior price observations.

Explore sales activity

Planned apartment projects

1,516 known registered units across 2 pending projects planned within one year of the 2026-07-06 register.

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

Explore planned supply

Supply against leasing, and same-building moves

4,491 apartments are planned in Dubai Harbour from 2026 to 2028, equal to 3.1 times the 1,453 homes let there today.

Ready prices per sqft fell in 53% of 17 buildings (counted once per bedroom type) in Dubai Harbour with sales in both years; the typical one moved −5.0%.

How these are counted

Find service-charge budget evidence for BAYVIEW Tower 2

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.

The Bayview towers

2 towers in Bayview, at the bedroom type above.

Bayview, every type →

Tower	Price	AED/sqft	Rent a year	Gross yield
BAYVIEW Tower 1	AED 3.75M9 sales	4,999	—none	—
BAYVIEW Tower 2 · this building	AED 3.54M5 sales	4,638	—none	—

Dubai Harbour: every development at this type

Development	Rent a year	Price	AED/sqft	Gross yield
Bayview · this development2 towers	—none	AED 3.74M14 sales	4,960	—
Beach Isle2 towers · rent filed for the project	AED 129,00051 contracts	AED 2.35M5 sales	3,106	5.5%
Beach Mansion2 towers · rent filed for the project	AED 125,00060 contracts	AED 2.45M22 sales	3,124	5.1%
Beach Vista3 towers · rent filed for the project	AED 115,75047 contracts	AED 2.50M11 sales	3,434	4.6%
DAMAC Bay3 towers	—none	AED 3.94M39 sales	3,230	—
DAMAC Bay 22 towers	—none	AED 3.44M11 sales	4,165	—
Dubai Harbour Residences (Area 1)2 towers	—none	AED 5.48M7 sales	5,377	—
Grand Bleu Tower interiors by Elie Saab2 towers · rent filed for the project	AED 155,00074 contracts	AED 2.75M25 sales	3,427	5.6%
Marina Vista3 towers · rent filed for the project	AED 125,000116 contracts	AED 2.24M22 sales	2,757	5.6%
Palace Beach Residence3 towers · rent filed for the project	AED 125,000122 contracts	AED 2.65M39 sales	3,389	4.7%
Seapoint2 towers	—none	AED 3.07M9 sales	4,144	—
Sobha Seahaven Tower B & C2 towers	—none	AED 3.64M11 sales	4,200	—
Sunrise Bay3 towers · rent filed for the project	AED 125,00068 contracts	AED 2.26M14 sales	2,898	5.5%
W Residences at Dubai Harbour3 towers	—none	AED 5.04M42 sales	4,642	—
All of Dubai Harbourevery building, in a project or not	AED 130,000538 contracts	AED 3.10M286 sales	3,601	4.2%

Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at 1 bed. A median needs 3 rows; a dash with a count means fewer.

About BAYVIEW Tower 2

BAYVIEW Tower 2 is an under-construction (18% built) apartment building by Emaar Properties in Dubai Harbour. 319 sales are registered with the Dubai Land Department.

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

The building, as registered

Master developer: Emaar Properties

Nearest, as registered

BAYVIEW Tower 2: AED 4,787 per sq ft, 18% above the median Dubai Harbour 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

BAYVIEW Tower 2AED 4,787
Dubai Harbour, readyAED 3,415
Dubai Harbour, off-planAED 4,506
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.

Upcoming supply in Dubai Harbour, by handover quarter

Nearby in Dubai Harbour

Every building in Dubai Harbour →

Prices per sq ft around BAYVIEW Tower 2, on the map

Pills show median sale price, AED. 16 buildings pinned from Google place records and Apple geocoding · BAYVIEW Tower 2 is the inverted pinOpen in Apple Maps

Grand Bleu Tower interiors by Elie Saab Tower 1

Dubai Harbour · 39 sales, 12 months

5.00M

AED, resale median · 3,915/sqft

Palace Beach Residence Tower 1

Dubai Harbour · 37 sales, 12 months

2.75M

AED, resale median · 3,375/sqft

Beach Mansion - Tower 1

Dubai Harbour · 35 sales, 12 months

4.20M

AED, resale median · 3,264/sqft

Palace Beach Residence Tower 2

Dubai Harbour · 30 sales, 12 months

4.28M

AED, resale median · 3,845/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 · 1 bed
5 registered sales in 12 months
On record
Rental evidence · 1 bed
No Ejari contract registered: not yet let
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.
Not on record
Project register
Bayview: not recorded complete, 18.01% built, planned 2028-07-31 · register data to 2026-07-06
On record
Developer
Emaar Properties · delivery record
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 1 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 BAYVIEW Tower 2’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: —; 4.5% over 25 years
Monthly rent: —
Cash needed at purchase: —

Enter a price, a rent, a rate, a term and a horizon to model the comparison.

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Common questions

What is the rental yield in BAYVIEW Tower 2?: No gross yield is published for BAYVIEW Tower 2 as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 5 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Dubai Harbour median is 5.2% gross.
How much does a 1 bedroom in BAYVIEW Tower 2 cost?: The median registered sale price is AED 3.54M (4,638 AED/sqft), from 5 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
How many apartments change hands in BAYVIEW Tower 2?: 5 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.

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