What is the rental yield in Beachfront Gates 2?

No gross yield is published for Beachfront Gates 2 as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 13 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Dubai South median is 6.7% gross.

How much does a 2 bedroom in Beachfront Gates 2 cost?

The median registered sale price is AED 1.58M (1,272 AED/sqft), from 13 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

Have prices in Beachfront Gates 2 risen or fallen?

Median price per square foot moved -5.8% over the last 12 months against the 12 before it, on 13 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 Beachfront Gates 2?

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

Beachfront Gates 2

Under construction · 42% built · handover Q4 2026
9 floors
2 lifts
189 parking bays
1 pool
Master developer Dubai South

A 2 bed in Beachfront Gates 2 costs a median AED 1.58M.

2 bed · typical price

1.58MAED

AED 1,272/sqft · -5.8% on a year

vs Dubai South: 6% below the median

Cost to buy, all inAED 1.68M

Price: AED 1.58M
DLD fee 4%: AED 63,170
Agent 2% + VAT: AED 33,164
Trustee: AED 4,200

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Is Beachfront Gates 2 a good investment?Easy to sell; prices are slipping and lots of new supply is coming; no record of the yield and the rent trend

Does it pay a good rent?No Ejari lease registered here in 12 months, so any yield quoted is an estimateNo record
Is it easy to let?None of the 157 units signed an annual lease in 12 months: owner-occupied, holiday homes or a hotel pool0%
Are rents going up?No lease registered in 12 months, so no rent trend to readNo record
Are prices going up?2 bed: AED 1,351/sqft a year ago, 1,272 now-5.8%Watch
How fast do fees pay back?AED 100,534 in fees to buy a 2 bed: DLD 4%, agent 2% plus VAT, trusteeAED 100,534
Can I sell easily?24 sales in 12 months, 15% of the tower (116 the year before)24Strength
Is a lot being built nearby?14,194 apartments are planned in Dubai South from 2026 to 2028, equal to 3.0 times the 4,798 homes let there today. A further 7,808 are past their planned date. Dubai South supply by year →296%Watch
Did earlier buyers gain?Up 1% for launch buyers, before fees+0.8%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 →

Beachfront Gates 2 prices and rents by unit typeA two-bed costs about AED 1.58M

Type	Median price	New rent	12-month change	Sales
1 bed75 units · 861 sqft	AED 1.10M1,279/sqft	not yet let	not yet let	under 5 sales in a year	4
2 bed69 units · 1,243 sqft	AED 1.58M1,272/sqft	not yet let	not yet let	-5.8%	13
3 bed13 units · 1,951 sqft	AED 2.54M1,301/sqft	not yet let	not yet let	-0.8%	7

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

Appreciation

2 bed · price per sqft · Dubai South · area median AED 1,350/sqft

12-month change: -5.8%
vs area median: -5.7%
Rank by price per sqft: 64th of 108

Read with care

No rental contracts are registered here yet, so there is no yield and the prices are launch pricing — a pre-handover building. Price growth from launch is not comparable with a let building's.

Price history and sales

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

Median price paid, 2 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 1,289 · before fees

Launch, 2025–26: 1,279; +1%; 125 sales
Previous 12 months: 1,279; +1%; 116 sales
Last 12 months: 1,289; today; 24 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 Dubai South

Every Dubai South building with a page, ranked by price per sqft over the same 12 months, all unit types. Beachfront Gates 2 places 95th of 157; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
91	Lilian Residences0% · Q2 2028 · off-plan 1,250/sqft	AED 1.16M	1,303+1.1%	—	+4.6%	18
92	Bling Avenue 168% · Q3 2026 · off-plan 1,299/sqft	AED 1.08M	1,299+0.8%	—	—	17
93	Urbana III Stacked House Block-13Completed 2020 · off-plan 692/sqft	AED 1.57M	1,294+0.3%	5.4%	—	3
94	VIVIDA Residencesoff-plan 1,294/sqft	AED 1.05M	1,294+0.3%	—	—	3
95	Beachfront Gates 2 · this building42% · Q4 2026 · off-plan 1,279/sqft	AED 1.74M	1,289	—	+0.8%	24
96	Greenfield Living33% · Q4 2026 · off-plan 1,284/sqft	AED 1.29M	1,284-0.4%	—	—	6
97	The Eighty Three by OKSA60% · Q4 2026 · off-plan 1,285/sqft	AED 1.00M	1,278-0.9%	—	-1.7%	22
98	MAG 555Completed 2020 · off-plan 913/sqft	AED 570,000	1,273-1.3%	8.4%	+22.8%	8
99	Timber Terraceoff-plan 1,254/sqft	AED 1.12M	1,254-2.8%	—	—	35

Rank 1 is the dearest per square foot. Differences are against Beachfront Gates 2 (AED 1,289/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 2 bed, Beachfront Gates 2 has registered sale prices 6% below the Dubai South median price per square foot of 1,350 AED, across 108 eligible buildings. It ranks 64th of 108 by price per square foot in Dubai South.

Market context in Dubai South

Registered sales activity

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

+7.3% in median AED/sqft versus the preceding year, supported by 888 current and 844 prior price observations.

Explore sales activity

Planned apartment projects

4,261 known registered units across 20 pending projects planned within one year of the 2026-07-06 register.

10 projects had already passed their planned date; 3 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

14,194 apartments are planned in Dubai South from 2026 to 2028, equal to 3.0 times the 4,798 homes let there today.

Ready prices per sqft fell in 9% of 22 buildings (counted once per bedroom type) in Dubai South with sales in both years; the typical one moved +7.7%.

New-lease rents fell in 6% of 17 buildings (counted once per bedroom type) with leases in both years; the typical one moved +1.7%.

How these are counted

Find service-charge budget evidence for Beachfront Gates 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.

About Beachfront Gates 2

Beachfront Gates 2 is an under-construction (42% built) apartment building by Dubai South in Dubai South. 140 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: 9
Lifts: 2
Parking bays: 189
Pools: 1
Master developer: Dubai South

Nearest, as registered

Beachfront Gates 2: AED 1,289 per sq ft, 8% below the median Dubai South 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

Beachfront Gates 2AED 1,289
Dubai South, readyAED 1,078
Dubai South, off-planAED 1,658
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 Dubai South, by handover quarter

Nearby in Dubai South

Every building in Dubai South →

Prices per sq ft around Beachfront Gates 2, on the map

Pills show median sale price, AED. 78 buildings pinned from Google place records and Apple geocoding · Beachfront Gates 2 is the inverted pinOpen in Apple Maps

Azizi Venice 2

Dubai South · 193 sales, 12 months

704,940

AED, resale median · 1,986/sqft

AVENEW888 - Modo

Dubai South · 89 sales, 12 months

1.43M

AED, resale median · 1,344/sqft

Celestia A

Dubai South · 53 sales, 12 months

535,000

AED, resale median · 1,116/sqft

Celestia B

Dubai South · 31 sales, 12 months

565,000

AED, resale median · 1,123/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
13 registered sales in 12 months
On record
Rental evidence · 2 bed
No Ejari contract registered: not yet let
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
Beachfront Gates 2: not recorded complete, 41.73% built, planned 2026-12-30 · register data to 2026-07-06
On record
Developer
Dubai South · 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 Beachfront Gates 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: —; 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 Beachfront Gates 2?: No gross yield is published for Beachfront Gates 2 as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 13 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Dubai South median is 6.7% gross.
How much does a 2 bedroom in Beachfront Gates 2 cost?: The median registered sale price is AED 1.58M (1,272 AED/sqft), from 13 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
Have prices in Beachfront Gates 2 risen or fallen?: Median price per square foot moved -5.8% over the last 12 months against the 12 before it, on 13 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 Beachfront Gates 2?: 13 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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