What is the rental yield in BEACH VISTA Tower 2?

BEACH VISTA Tower 2 returns 4.4% gross: a median new-contract rent of AED 115,750 a year (47 Ejari contracts in 12 months) over a price benchmark of AED 2.65M (median of 6 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in BEACH VISTA Tower 2 cost?

The median registered sale price is AED 2.65M (3,725 AED/sqft), from 6 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in BEACH VISTA Tower 2 selling for right now?

Registered sales of ready units in BEACH VISTA Tower 2 over the last 12 months have a median of 3,725 AED/sqft, across 6 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 VISTA Tower 2 risen or fallen?

Median price per square foot moved +7.1% over the last 12 months against the 12 before it, on 6 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How does BEACH VISTA Tower 2 compare with Dubai Harbour?

Its 4.4% gross yield sits -0.8 pts against the Dubai Harbour median of 5.2%, 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.

BEACH VISTA Tower 2

Completed 2022
Master developer Emaar Properties

A 1 bed in BEACH VISTA Tower 2 costs a median AED 2.65M, rents long-let for AED 115,750/yr (4.4% gross), and returns 5.5% short-term at the assumed 70% occupancy.

Satellite view of BEACH VISTA Tower 2, Dubai Harbour, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the Dubai Harbour district around BEACH VISTA Tower 2, with roads and landmarks named. Apple Maps.

Street map around BEACH VISTA Tower 2, Dubai Harbour, centred on its registered pin. Apple Maps.

1 bed · typical price

2.65MAED

AED 3,725/sqft · +7.1% on a year

Rent a year: AED 115,750
Yield after service charge: 3.8%
vs Dubai Harbour: 1% above the median

Cost to buy, all inAED 2.82M

Price: AED 2.65M
DLD fee 4%: AED 106,000
Agent 2% + VAT: AED 55,650
Trustee: AED 4,200

Fees repaid by net rent20 months

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Ask about BEACH VISTA Tower 2 →

Is BEACH VISTA Tower 2 a good investment?Prices rising; the rent pays below the Dubai median and lots of new supply is coming

Does it pay a good rent?4.4% gross, 3.8% after the service charge (Dubai median 6.8%)4.4%Watch
Are rents going up?New 1 bed leases: AED 150,000 a year ago, AED 115,750 now (pooled across the project)-22.8%
Are prices going up?1 bed: AED 3,478/sqft a year ago, 3,725 now+7.1%Strength
How fast do fees pay back?AED 165,850 in fees to buy a 1 bed; net rent covers it in 1.6 years1.6 yrsFair
Can I sell easily?13 sales in 12 months (25 the year before)13
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?Up 45% for buyers 5 years ago; up 216% for launch buyers, before fees+44.8%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 →

BEACH VISTA Tower 2 prices and rents by unit typeA one-bed costs about AED 2.65M and rents for about AED 115,750 a year

Type	Median price	New rent	12-month change	Sales
1 bed	AED 2.65M3,725/sqftlaunch 1,118 +233.1%	4.4%-0.8 pts	AED 115,75047 contracts	+7.1%	6
2 bed	AED 4.30M3,689/sqft	pooled rent, not per building	pooled rent, not per building	under 5 sales in a year	2
3 bed	AED 6.75M3,504/sqftlaunch 1,052 +233.2%	5.0%+0.0 pts	AED 340,00025 contracts	-6.3%	5

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

Appreciation

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

12-month change: +7.1%
3 years: +10.4% · +3.4%/yr
5 years: +64.1% · +10.4%/yr
vs area median: +0.7%
Rank by price per sqft: 15th of 31
Off-plan price gain, 2018–2022: +234.8% · +22.3%/yr

Rental income

1 bed · Dubai Harbour

Gross yield: 4.4%
Median new rent: AED 115,750/yr
Yield vs area median: -0.8 pts
Yield vs Dubai (6.8%): -2.4 pts
Yield rank: 13th of 13
Renewal rent: AED 140,000/yr
New tenants pay vs sitting (19 renewals): -17.3%

Short-term income

1 bed · 70% occupancy · 7-night stays

Modelled yield at 70% occupancy: 5.5%
Median nightly rate: AED 735
Net revenue: AED 146,643/yr
vs long-let rent: 1.3×
Listings seen: 4+

Read with care

Rental data covers the whole Beach Vista project, not this tower alone.

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 3,514 · before fees

Launch, 2018–22: 1,112; +216%; 58 sales
5 years ago: 2,427; +45%; 58 sales
3 years ago: 3,684; −5%; 40 sales
Previous 12 months: 3,674; −4%; 25 sales
Last 12 months: 3,514; today; 13 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.

13 resales in the last 12 months, against 27 a year on average over 2023–2025.

Date	Type	Sqft	Price
17 Sept 2026	2 bed	1,138	AED 5,000,000	4,395
16 Sept 2026	3 bed	1,939	AED 6,593,000	3,400
2 Sept 2026	2 bed	1,207	AED 3,600,000	2,983
1 Sept 2026	1 bed	711	AED 2,500,000	3,514
21 May 2026	1 bed	711	AED 2,800,000	3,935
16 Apr 2026	1 bed	711	AED 2,000,000	2,811
11 Feb 2026	3 bed	1,927	AED 7,000,000	3,633
14 Jan 2026	1 bed	439	AED 1,000,000	2,280
8 Jan 2026	1 bed	712	AED 2,975,000	4,179
8 Jan 2026	1 bed	712	AED 2,975,000	4,179

13 resales in the last 12 months.

Short-term rates around BEACH VISTA Tower 2

Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.

Occupancy assumption70%

Type	Nightly, AED	Net revenue at 70%	Long-let rent	Uplift	Net yield
1 bed4+ listings seen	7351.03/sqft	AED 146,643	AED 115,750	1.3×	5.5%
2 bed4+ listings seen	1,0370.89/sqft	AED 204,337	AED 210,000	1.0×	—
3 bed3+ listings seen	2,4401.27/sqft	AED 494,477	AED 340,000	1.5×	7.3%

Nightly rate through the year

Comparables in Dubai Harbour

Every Dubai Harbour building with a page, ranked by price per sqft over the same 12 months, all unit types. BEACH VISTA Tower 2 places 26th of 37; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
22	Grand Bleu Tower interiors by Elie Saab Tower 1Completed 2023 · off-plan 2,587/sqft	AED 5.00M	3,915+11.4%	4.5%	-0.1%	39
23	Palace Beach Residence Tower 2Completed 2025 · off-plan 2,768/sqft	AED 4.28M	3,845+9.4%	3.7%	+7.5%	30
24	Grand Bleu Tower interiors by Elie Saab Tower 2Completed 2023 · off-plan 2,805/sqft	AED 4.90M	3,814+8.5%	4.6%	+3.4%	27
25	Marina Vista Tower 2Completed 2023 · off-plan 2,320/sqft	AED 3.92M	3,533+0.5%	3.8%	-6.2%	18
26	BEACH VISTA Tower 2 · this buildingCompleted 2022 · off-plan 1,222/sqft	AED 3.60M	3,514	5.4%	-4.4%	13
27	Beach Isle Tower 2Completed 2023 · off-plan 2,520/sqft	AED 4.25M	3,498-0.5%	4.6%	-2.7%	10
28	Palace Beach Residence Tower 1Completed 2025 · off-plan 2,683/sqft	AED 2.75M	3,375-3.9%	5.8%	+2.7%	37
29	Beach Isle Tower 1Completed 2023 · off-plan 2,506/sqft	AED 4.30M	3,358-4.4%	4.5%	-0.9%	10
30	DAMAC Bay - Tower B16% · Q1 2027 · off-plan 3,835/sqft	AED 3.96M	3,304-6.0%	—	-1.2%	19

Rank 1 is the dearest per square foot. Differences are against BEACH VISTA Tower 2 (AED 3,514/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, BEACH VISTA Tower 2 has registered sale prices 1% above the Dubai Harbour median price per square foot of 3,700 AED, across 31 eligible buildings. It ranks 15th of 31 by price per square foot and 13th of 13 by gross yield 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 BEACH VISTA 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 Beach Vista towers

3 towers in Beach Vista, at the bedroom type above.

Beach Vista, every type →

Tower	Price	AED/sqft	Rent a year	Gross yield
BEACH VISTA Podium	—1 sale, too few	—	AED 115,750project pool	—
BEACH VISTA Tower 1	AED 2.27M4 sales	3,064	AED 115,750project pool	5.1%
BEACH VISTA Tower 2 · this building	AED 2.65M6 sales	3,725	AED 115,750project pool	4.4%

Ejari files Beach Vista’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.

Dubai Harbour: every development at this type

Development	Rent a year	Price	AED/sqft	Gross yield
Bayview2 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 Vista · this development3 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 BEACH VISTA Tower 2

BEACH VISTA Tower 2 is an apartment building completed in 2022 by Emaar Properties in Dubai Harbour. 412 sales are registered with the Dubai Land Department.

Pinned from Google's place record for the registered name.Open in Google Maps

The building, as registered

Service charge: AED 20.52/sqft a year · 2026 budget
Master developer: Emaar Properties

Drive times · typical

Downtown: 23 min · 22 km
DXB Airport: 27 min · 36 km
DIFC: 19 min · 25 km
Dubai Marina: 8 min · 3.6 km
Palm Jumeirah: 19 min · 13 km

Nearest, as registered

BEACH VISTA Tower 2: AED 3,514 per sq ft, 14% below the median Dubai Harbour building, and a 5.4% gross yield, above the area's median 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

BEACH VISTA Tower 2AED 3,514
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.

Gross yield against the area's buildings

Axis: gross yield, % of price

BEACH VISTA Tower 2Dubai Harbour median building

Dubai Harbour5.4% vs 4.5%

Line: the 10th to 90th percentile of 14 buildings in Dubai Harbour. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Upcoming supply in Dubai Harbour, by handover quarter

Nearby in Dubai Harbour

Every building in Dubai Harbour →

Prices per sq ft around BEACH VISTA Tower 2, on the map

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

BEACH VISTA Tower 1

Dubai Harbour · 12 sales, 12 months

4.80M

AED, resale median · 3,215/sqft

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

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
6 registered sales in 12 months
On record
Rental evidence · 1 bed
47 new and 19 renewal contracts in 12 months · rent source: project (pooled)
Read with care
Service charge
AED 20.52/sqft a year, 2026 owners-association budget; 3.8% yield after it. Confirm against the latest invoice.
On record
Project register
Beach Vista: recorded complete 2022-01-06 · 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

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 BEACH VISTA 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: 11,784AED; 4.5% over 25 years
Monthly rent: 9,646AED; AED 115,750 a year
Cash needed at purchase: 725,350AED; 20% down plus AED 195,350 in fees

Owning costs AED 330,212 less than renting over 5 years, once the sale is counted.

Buying overtakes renting in year 3.

Cumulative cost by year: renting (solid) against owning net of a sale that year (dashed), at the assumptions above.

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Common questions

What is the rental yield in BEACH VISTA Tower 2?: BEACH VISTA Tower 2 returns 4.4% gross: a median new-contract rent of AED 115,750 a year (47 Ejari contracts in 12 months) over a price benchmark of AED 2.65M (median of 6 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.
How much does a 1 bedroom in BEACH VISTA Tower 2 cost?: The median registered sale price is AED 2.65M (3,725 AED/sqft), from 6 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What are apartments in BEACH VISTA Tower 2 selling for right now?: Registered sales of ready units in BEACH VISTA Tower 2 over the last 12 months have a median of 3,725 AED/sqft, across 6 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 VISTA Tower 2 risen or fallen?: Median price per square foot moved +7.1% over the last 12 months against the 12 before it, on 6 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
How does BEACH VISTA Tower 2 compare with Dubai Harbour?: Its 4.4% gross yield sits -0.8 pts against the Dubai Harbour median of 5.2%, 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.

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