Beach Isle Tower 1

1. Does it pay a good rent?5.1% gross, before the service charge (not on file) (Dubai median 6.8%)5.1%Watch
2. Are rents going up?New 2 bed leases: AED 250,000 a year ago, AED 220,000 now (pooled across the project)-12.0%
3. Are prices going up?All types: AED 3,389/sqft a year ago, 3,358 now-0.9%Fair
4. How fast do fees pay back?AED 266,500 in fees to buy a 2 bed; rent covers it in 1.2 years1.2 yrs
5. Can I sell easily?10 sales in 12 months (14 the year before)10
6. 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
7. Did earlier buyers gain?Up 38% for buyers 5 years ago; up 45% for launch buyers, before fees+38.0%Context

10 resales in the last 12 months, against 33 a year on average over 2023–2025.

Rows marked 500 m cluster widen to the surrounding listings because the building itself had too few of that type.

At 2 bed, Beach Isle Tower 1 has registered sale prices 13% below the Dubai Harbour median price per square foot of 4,113 AED, across 28 eligible buildings. It ranks 21st of 28 by price per square foot and 4th of 12 by gross yield in Dubai Harbour.

Ejari files Beach Isle’s leases under the project, not a tower, so every tower share one rent: the project figure above, counted once. Prices are each tower’s own registered sales.

• Sales and rents to
  2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
  On record
• Sales evidence · 2 bed
  4 registered sales in 12 months; thin, a single deal moves the median
  Read with care
• Rental evidence · 2 bed
  61 new and 29 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.
  Not on record
• Project register
  Beach Isle: recorded complete 2023-04-30 · register data to 2026-07-06
  On record
• Developer
  Emaar Properties · delivery record
  On record
• Short-term assumption
  Modelled at the published 70% occupancy on 23 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.
  Not in the yield

What is the rental yield in Beach Isle Tower 1?

Beach Isle Tower 1 returns 5.1% gross: a median new-contract rent of AED 220,000 a year (61 Ejari contracts in 12 months) over a price benchmark of AED 4.30M (median of 4 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.

How much does a 2 bedroom in Beach Isle Tower 1 cost?

The median registered sale price is AED 4.30M (3,585 AED/sqft), from 4 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

How does Beach Isle Tower 1 compare with Dubai Harbour?

Its 5.1% gross yield sits +0.5 pts against the Dubai Harbour median of 4.6%, 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 2 bedroom in Beach Isle Tower 1?

The median new annual rent is AED 220,000, from 61 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 Beach Isle Tower 1 risen or fallen?

The median new annual rent changed -12.0% in the trailing 12 months against the previous 12, using 61 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.