Beach Mansion - Tower 2

1. Does it pay a good rent?4.5% gross, before the service charge (not on file) (Dubai median 6.8%)4.5%Watch
2. Are rents going up?Too few new leases on both sides of the year to measure a changeNo record
3. Are prices going up?2 bed: AED 3,211/sqft a year ago, 3,235 now+0.8%Fair
4. How fast do fees pay back?AED 248,200 in fees to buy a 2 bed; rent covers it in 1.4 years1.4 yrs
5. Can I sell easily?29 sales in 12 months (29 the year before)29
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 28% for buyers 5 years ago; up 23% for launch buyers, before fees+27.7%Context

24 resales in the last 12 months, against 35 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 Mansion - Tower 2 has registered sale prices 21% below the Dubai Harbour median price per square foot of 4,113 AED, across 28 eligible buildings. It ranks 24th of 28 by price per square foot and 9th of 12 by gross yield in Dubai Harbour.

Ejari files Beach Mansion’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
  11 registered sales in 12 months
  On record
• Rental evidence · 2 bed
  73 new and 0 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 Mansion: recorded complete 2025-11-12 · 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 4 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 Mansion - Tower 2?

Beach Mansion - Tower 2 returns 4.5% gross: a median new-contract rent of AED 180,000 a year (73 Ejari contracts in 12 months) over a price benchmark of AED 4.00M (median of 11 sales in the last 12 months, latest Jul 2026), before service charge, agency fees or vacant months.

How much does a 2 bedroom in Beach Mansion - Tower 2 cost?

The median registered sale price is AED 4.00M (3,235 AED/sqft), from 11 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

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

Registered sales of ready units in Beach Mansion - Tower 2 over the last 12 months have a median of 3,237 AED/sqft, across 10 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 Beach Mansion - Tower 2 risen or fallen?

Median price per square foot moved +0.8% over the last 12 months against the 12 before it, on 11 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How does Beach Mansion - Tower 2 compare with Dubai Harbour?

Its 4.5% gross yield sits -0.1 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.