What is the rental yield in Aria By Beyond?

No gross yield is published for Aria By Beyond as of 2026-10-12: fewer than 5 new Ejari contracts were registered in the last 12 months. In the last 12 months it had 11 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Maritime City median is 4.3% gross.

How much does a 2 bedroom in Aria By Beyond cost?

The median registered sale price is AED 4.47M (2,734 AED/sqft), from 11 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

Have prices in Aria By Beyond risen or fallen?

Median price per square foot moved +0.1% 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 many apartments change hands in Aria By Beyond?

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

Aria By Beyond

Under construction · 85% built · handover Q1 2026, overdue
36 floors
6 lifts
244 parking bays
1 pool
Master developer Blue Star

A 2 bed in Aria By Beyond costs a median AED 4.47M.

2 bed · typical price

4.47MAED

AED 2,734/sqft · +0.1% on a year

vs Maritime City: 4% below the median

Cost to buy, all inAED 4.75M

Price: AED 4.47M
DLD fee 4%: AED 178,948
Agent 2% + VAT: AED 93,948
Trustee: AED 4,200

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Is Aria By Beyond a good investment?Few units are let and lots of new supply is coming; no record of the yield and the rent trend

Does it pay a good rent?Too few leases or sales to divide one by the otherNo record
Is it easy to let?3% of units signed a yearly lease in 12 months; the typical Maritime City building manages 1%3%Watch
Maritime City median 1% · top tenth from 24%Aria By Beyond · 3%
Across 20 Maritime City buildings with 40 or more units, the median signed annual leases on 1% of units in 12 months and the top tenth on 24% or more; Aria By Beyond is at 3%.
Are rents going up?Too few new leases on both sides of the year to measure a changeNo record
Are prices going up?2 bed: AED 2,731/sqft a year ago, 2,734 now+0.1%Fair
How fast do fees pay back?AED 277,096 in fees to buy a 2 bed: DLD 4%, agent 2% plus VAT, trusteeAED 277,096
Can I sell easily?15 sales in 12 months, 8% of the tower (91 the year before)15Fair
Is a lot being built nearby?4,422 apartments are planned in Maritime City from 2026 to 2028, equal to 2.7 times the 1,617 homes let there today. A further 191 are past their planned date. Maritime City supply by year →274%Watch
Did earlier buyers gain?Up 4% for launch buyers, before fees+3.9%Context

Readings use published thresholds · 2 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

Aria By Beyond prices and rents by unit typeA two-bed costs about AED 4.47M

Type	Median price	New rent	12-month change	Sales
Studio43 units · 461 sqft	AED 1.17M2,861/sqft	not yet let	not yet let	under 5 sales in a year	2
1 bed66 units · 911 sqft	AED 2.42M2,558/sqft	under 5 contracts	under 5 contracts	under 5 sales in a year	2
2 bed63 units · 1,557 sqft	AED 4.47M2,734/sqft	under 5 contracts	under 5 contracts	+0.1%	11

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

Appreciation

2 bed · price per sqft · Maritime City · area median AED 2,849/sqft

12-month change: +0.1%
vs area median: -4.0%
Rank by price per sqft: 14th of 22

Rental income

2 bed · Maritime City

Renewal rent: AED 79,380/yr

Price history and sales

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

Sale price, AED (right axis) Rent on new leases, AED a year (left axis)

Median price paid, 2 bed, as a rolling 3-month median, with the rent on new leases on the same basis. The band along the bottom is the number of sales each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 2,723 · before fees

Launch, 2024–26: 2,622; +4%; 144 sales
Previous 12 months: 2,702; +1%; 91 sales
Last 12 months: 2,723; today; 15 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 Maritime City

Every Maritime City building with a page, ranked by price per sqft over the same 12 months, all unit types. Aria By Beyond places 16th of 28; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
12	Chelsea Residences by DAMAC Tower-A0% · Q4 2029 · off-plan 2,919/sqft	AED 4.25M	2,965+8.9%	—	+2.2%	40
13	Kanyon By Beyond0% · Q3 2028 · off-plan 2,889/sqft	AED 2.74M	2,889+6.1%	3.0%	—	337
14	Oceanz 1 By Danube13% · off-plan 2,688/sqft	AED 2.00M	2,782+2.2%	—	+0.8%	18
15	LIV Maritime4% · Q4 2028 · off-plan 2,481/sqft	AED 4.04M	2,768+1.7%	—	+12.8%	30
16	Aria By Beyond · this building85% · Q1 2026 · off-plan 2,632/sqft	AED 4.40M	2,723	—	+0.8%	15
17	Nautica Two32% · off-plan 2,522/sqft	AED 1.67M	2,687-1.3%	—	+4.2%	6
18	The Pier35% · Q4 2026 · off-plan 2,448/sqft	AED 2.90M	2,621-3.7%	—	+7.5%	27
19	Oceanz 2 By Danube10% · off-plan 2,736/sqft	AED 2.00M	2,607-4.3%	—	-2.5%	65
20	Franck Muller Yachting0% · Q3 2028 · off-plan 2,583/sqft	AED 1.62M	2,583-5.1%	—	—	566

Rank 1 is the dearest per square foot. Differences are against Aria By Beyond (AED 2,723/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 2 bed, Aria By Beyond has registered sale prices 4% below the Maritime City median price per square foot of 2,849 AED, across 22 eligible buildings. It ranks 14th of 22 by price per square foot in Maritime City.

Market context in Maritime City

Registered sales activity

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

-0.7% in median AED/sqft versus the preceding year, supported by 33 current and 46 prior price observations.

Explore sales activity

Planned apartment projects

1,152 known registered units across 3 pending projects planned within one year of the 2026-07-06 register.

1 projects had already passed their planned date; 6 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

4,422 apartments are planned in Maritime City from 2026 to 2028, equal to 2.7 times the 1,617 homes let there today.

How these are counted

Find service-charge budget evidence for Aria By Beyond

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.

About Aria By Beyond

Aria By Beyond is an under-construction (85% built) apartment building by Blue Star in Maritime City. 161 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

Floors: 36
Lifts: 6
Parking bays: 244
Pools: 1
Master developer: Blue Star

Nearest, as registered

Aria By Beyond: AED 2,723 per sq ft, 2% below the median Maritime City 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

Aria By BeyondAED 2,723
Maritime City, readyAED 2,068
Maritime City, off-planAED 3,201
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 Maritime City, by handover quarter

Nearby in Maritime City

Every building in Maritime City →

Prices per sq ft around Aria By Beyond, on the map

Pills show median sale price, AED. 28 buildings pinned from Google place records and Apple geocoding · Aria By Beyond is the inverted pinOpen in Apple Maps

Kanyon By Beyond

Maritime City · 337 sales, 12 months

2.74M

AED, resale median · 2,889/sqft

The Anwa by Omniyat

Maritime City · 25 sales, 12 months

1.79M

AED, resale median · 1,964/sqft

Riva Residence

Maritime City · 17 sales, 12 months

3.35M

AED, resale median · 2,303/sqft

Breez by Danube

Maritime City · 918 sales, 12 months

1.77M

AED, resale median · 3,492/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 · 2 bed
11 registered sales in 12 months
On record
Rental evidence · 2 bed
0 new and 5 renewal contracts in 12 months · rent source: this building
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
Aria By Beyond: not recorded complete, 84.86% built, planned 2026-01-31 · register data to 2026-07-06
Read with care
Developer
Blue Star · delivery record
On record
Building record
DLD building record · data to 2026-10-13
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 2 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 Aria By Beyond’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 Aria By Beyond?: No gross yield is published for Aria By Beyond as of 2026-10-12: fewer than 5 new Ejari contracts were registered in the last 12 months. In the last 12 months it had 11 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Maritime City median is 4.3% gross.
How much does a 2 bedroom in Aria By Beyond cost?: The median registered sale price is AED 4.47M (2,734 AED/sqft), from 11 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
Have prices in Aria By Beyond risen or fallen?: Median price per square foot moved +0.1% 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 many apartments change hands in Aria By Beyond?: 11 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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Aria By Beyond sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 11 registered sales in the last 12 months for the default unit type
Sources: Dubai Land Department sale transactions and Ejari rental contracts
Canonical record: /sale/apartments/dubai/dubai-maritime-city/aria-by-beyond
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Aria By Beyond sale prices and yield.” Maritime City, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/dubai-maritime-city/aria-by-beyond

Stable dataJSON