What is the rental yield in Beach Isle Tower 2?

Beach Isle Tower 2 returns 5.71% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 100 rental contracts registered in the last 24 months.

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

The median registered sale price is AED 4.45M (3,483 AED/sqft), from 18 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Beach Isle Tower 2 selling for right now?

Registered sales of ready units in Beach Isle Tower 2 over the last 12 months have a median of 2,997 AED/sqft, across 6 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 Beach Isle Tower 2 risen or fallen?

Median price per square foot moved -22.1% over the last 12 months against the 12 before it, on 18 registered sales. On a sample this size, read the direction rather than the exact figure.

Does Beach Isle Tower 2 earn more short-let than long-let?

A night asks a median of AED 1,267, which models to 6.54% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 5.71% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Beach Isle Tower 2 — sale prices & yield

Buy: 4.45MAED; AED 2,997/sqft
Long-let: 5.71%; AED 240,000/yr
Short-let: 6.54%; AED 1,267/night · 0.99/sqft

Price per sqft: Median of 6 registered sales of ready units in the last 12 months, most recent August 2026.

Priced off the last 5 sales — most recent August 2026.

Yield spread: -0.0 pts; vs the Dubai Harbour median for this unit type
AED/yr/sqft: AED 198
Sales: 18
Rental contracts: 100
Renewal rent: AED 240,000/yr

12 months: -22.1%
3 years: -4.7%-1.6%/yr
5 years: +36.4%+6.4%/yr

Based on 18 sales and 100 rental contracts in the last 24 months. Rental data covers the whole Beach Isle project, not this tower alone.

Beach Isle Tower 2 is an apartment building in Dubai Harbour, Dubai, one of the towers in the Beach Isle development. Land Department records for it run from 2021 to 2026, 740 registered sales in all — the 18 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Beach Isle Tower 2, 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 2.60M	3399	6.00% -0.2 pts	-15.5%	7
2 bed	AED 4.45M	3483	5.71% -0.0 pts	-22.1%	18
3 bed	AED 8.40M	4354	6.37% +0.8 pts	-3.9%	7

Deltas compare each yield with the Dubai Harbour 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.

Short-let rates around Beach Isle Tower 2

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	629	0.82	AED 142,370	AED 150,000	0.9×	5.48%	3+
2 bed	1,267	0.99	AED 291,190	AED 240,000	1.2×	6.54%	4+
3 bed500m	1,752	0.91	AED 399,933	AED 477,500	0.8×	4.76%	5+

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. Rows marked 500m widen to the surrounding cluster, because Beach Isle Tower 2 itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Beach Isle Tower 2 between 2021 and 2023 went for a median of AED 2,520/sqft (AED 3.00M). The same building resells today at AED 3,596/sqft (AED 4.45M) — an uplift of +48.3%.

Based on 292 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.

12 resales in the last 12 months, against 37 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
21 Aug 2026	2 bed	1,304	AED 2,550,134	1,955
18 Aug 2026	2 bed	1,304	AED 3,246,961	2,491
13 Jul 2026	1 bed	765	AED 1,960,888	2,564

3 resales in the last 3 months.

Rental contracts

The rent figures on this page are pooled from this building’s project, so no individual contract can be attributed to this tower.

Compare with nearby buildings

The most-traded buildings in Beach Isle, on the same figures over the same window.

Highest rental yields in Dubai Harbour · Beach Isle Tower 2 places 1st of 15

Common questions

What is the rental yield in Beach Isle Tower 2?: Beach Isle Tower 2 returns 5.71% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 100 rental contracts registered in the last 24 months.
How much does a 2 bedroom in Beach Isle Tower 2 cost?: The median registered sale price is AED 4.45M (3,483 AED/sqft), from 18 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Beach Isle Tower 2 selling for right now?: Registered sales of ready units in Beach Isle Tower 2 over the last 12 months have a median of 2,997 AED/sqft, across 6 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 Beach Isle Tower 2 risen or fallen?: Median price per square foot moved -22.1% over the last 12 months against the 12 before it, on 18 registered sales. On a sample this size, read the direction rather than the exact figure.
Does Beach Isle Tower 2 earn more short-let than long-let?: A night asks a median of AED 1,267, which models to 6.54% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 5.71% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Beach Isle Tower 2