What is the rental yield in Bv Residences 2?

Bv Residences 2 returns 4.5% gross: a median new-contract rent of AED 940,000 a year (17 Ejari contracts in 12 months) over a price benchmark of AED 21.00M (median of 3 sales in the last 12 months, latest May 2026), before service charge, agency fees or vacant months.

How much does a 2 bedroom in Bv Residences 2 cost?

The median registered sale price is AED 21.00M (10,837 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What is the registered annual rent for a 2 bedroom in Bv Residences 2?

The median new annual rent is AED 940,000, from 17 Ejari contracts in the trailing 12 months to 2026-10-12. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.

Have registered rents in Bv Residences 2 risen or fallen?

The median new annual rent changed -18.3% in the trailing 12 months against the previous 12, using 17 new Ejari contracts in the current period to 2026-10-12. Different homes can appear in the two periods; this is not the change on an individual tenancy.

Do new tenants in Bv Residences 2 pay more than sitting ones?

A new tenant pays +23.8% against a renewing one, across 6 renewal contracts in the last 12 months. This compares different new and renewal contract groups, not the same tenancy before and after a move. It is not a permitted rent increase or a guaranteed gain.

Bv Residences 2

Completed 2016

A 2 bed in Bv Residences 2 costs a median AED 21.00M and rents long-let for AED 940,000/yr (4.5% gross).

Satellite view of Bv Residences 2, Jumeirah Bay Island, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the Jumeirah Bay Island district around Bv Residences 2, with roads and landmarks named. Apple Maps.

Street map around Bv Residences 2, Jumeirah Bay Island, centred on its registered pin. Apple Maps.

2 bed · typical price

21.00MAED

AED 10,837/sqft

Rent a year: AED 940,000
Yield after service charge: 4.0%

Cost to buy, all inAED 22.29M

Price: AED 21.00M
DLD fee 4%: AED 840,000
Agent 2% + VAT: AED 441,000
Trustee: AED 4,200

Fees repaid by net rent18 months

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Is Bv Residences 2 a good investment?The rent pays below the Dubai median

Does it pay a good rent?4.5% gross, 4.0% after the service charge (Dubai median 6.8%)4.5%Watch
Are rents going up?New 2 bed leases: AED 1.15M a year ago, AED 940,000 now (pooled across the project)-18.3%
How fast do fees pay back?AED 1.29M in fees to buy a 2 bed; net rent covers it in 1.5 years1.5 yrsFair
Can I sell easily?3 sales in 12 months (4 the year before)3
Is a lot being built nearby?31 apartments are planned in Jumeirah Bay Island from 2026 to 2028; too few homes are let there today for a share.31
Did earlier buyers gain?Up 116% for buyers 5 years ago; up 220% for launch buyers, before fees+116.2%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 →

Bv Residences 2 prices and rents by unit typeA two-bed costs about AED 21.00M and rents for about AED 940,000 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
2 bed	AED 21.00M10,837/sqft		4.5%+0.0 pts	AED 940,00017 contracts	under 5 sales in a year	3

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

Appreciation

2 bed · price per sqft · Jumeirah Bay Island

Off-plan price gain, 2017–2018: +219.5% · +14.6%/yr

Rental income

2 bed · Jumeirah Bay Island

Gross yield: 4.5%
Median new rent: AED 940,000/yr
Yield vs area median: +0.0 pts
Yield vs Dubai (6.8%): -2.3 pts
Renewal rent: AED 759,250/yr
New tenants pay vs sitting (6 renewals): +23.8%

Read with care

Rental data covers the whole Bv Residences project, not this tower alone.
Thin sample — 3 sales in 12 months. Treat these figures as indicative.

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 10,837 · before fees

Launch, 2017–22: 3,392; +220%; 20 sales
5 years ago: 5,013; +116%; 12 sales
3 years ago: 8,282; +31%; 7 sales
Previous 12 months: 11,288; −4%; 4 sales
Last 12 months: 10,837; today; 3 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.

Date	Type	Sqft	Price
19 May 2026	2 bed	1,938	AED 21,000,000	10,837
4 Dec 2025	2 bed	1,938	AED 19,500,000	10,063
4 Nov 2025	2 bed	1,932	AED 21,500,000	11,130

3 resales in the last 12 months.

The Bv Residences towers

6 towers in Bv Residences, at the bedroom type above.

Bv Residences, every type →

Tower	Price	AED/sqft	Rent a year	Gross yield
Bv Residences 1	—none	—	AED 940,000project pool	—
Bv Residences 2 · this building	AED 21.00M3 sales	10,837	AED 940,000project pool	4.5%
Bv Residences 3	—none	—	AED 940,000project pool	—
Bv Residences 4	—none	—	AED 940,000project pool	—
Bv Residences 5	—1 sale, too few	—	AED 940,000project pool	—
Bv Residences 6	—1 sale, too few	—	AED 940,000project pool	—

Ejari files Bv Residences’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.

Jumeirah Bay Island: every development at this type

Development	Rent a year	Price	AED/sqft	Gross yield
Bv Residences · this development6 towers · rent filed for the project	AED 940,00017 contracts	AED 21.50M5 sales	10,837	4.4%
All of Jumeirah Bay Islandevery building, in a project or not	AED 940,00017 contracts	AED 21.50M5 sales	10,837	4.4%

Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at 2 bed. A median needs 3 rows; a dash with a count means fewer.

Market context in Jumeirah Bay Island

Registered sales activity

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

+20.8% in median AED/sqft versus the preceding year, supported by 9 current and 18 prior price observations.

Explore sales activity

Planned apartment projects

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

0 projects had already passed their planned date; 0 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

31 apartments are planned in Jumeirah Bay Island from 2026 to 2028; too few homes are let there today for a share.

How these are counted

Find service-charge budget evidence for Bv Residences 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 Bv Residences 2

Bv Residences 2 is an apartment building completed in 2016 in Jumeirah Bay Island. 78 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 54.31/sqft a year · 2026 budget

Drive times · typical

Downtown: 16 min · 7.3 km
DXB Airport: 21 min · 19 km
DIFC: 13 min · 9.0 km
Dubai Marina: 21 min · 22 km
Palm Jumeirah: 28 min · 26 km

Nearest, as registered

Metro: Business Bay Metro Station
Mall: Dubai Mall
Landmark: Burj Khalifa

Bv Residences 2: AED 10,837 per sq ft, level with Jumeirah Bay Island's ready median, and a 3.8% gross yield, below 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

Bv Residences 2AED 10,837
Jumeirah Bay Island, readyAED 10,837
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

Bv Residences 2Jumeirah Bay Island median building

Jumeirah Bay Island3.8% vs 3.8%

Line: the 10th to 90th percentile of 1 buildings in Jumeirah Bay Island. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

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
3 registered sales in 12 months; thin, a single deal moves the median
Read with care
Rental evidence · 2 bed
17 new and 6 renewal contracts in 12 months · rent source: project (pooled)
Read with care
Service charge
AED 54.31/sqft a year, 2026 owners-association budget; 4.0% yield after it. Confirm against the latest invoice.
On record
Project register
Bv Residences: recorded complete 2016-09-27 · register data to 2026-07-06
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 Bv Residences 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: 81,707AED; 4.5% over 25 years
Monthly rent: 78,333AED; AED 940,000 a year
Cash needed at purchase: 7,771,950AED; 30% down plus AED 1.47M in fees

Owning costs AED 3.26M 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 Bv Residences 2?: Bv Residences 2 returns 4.5% gross: a median new-contract rent of AED 940,000 a year (17 Ejari contracts in 12 months) over a price benchmark of AED 21.00M (median of 3 sales in the last 12 months, latest May 2026), before service charge, agency fees or vacant months.
How much does a 2 bedroom in Bv Residences 2 cost?: The median registered sale price is AED 21.00M (10,837 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What is the registered annual rent for a 2 bedroom in Bv Residences 2?: The median new annual rent is AED 940,000, from 17 Ejari contracts in the trailing 12 months to 2026-10-12. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.
Have registered rents in Bv Residences 2 risen or fallen?: The median new annual rent changed -18.3% in the trailing 12 months against the previous 12, using 17 new Ejari contracts in the current period to 2026-10-12. Different homes can appear in the two periods; this is not the change on an individual tenancy.
Do new tenants in Bv Residences 2 pay more than sitting ones?: A new tenant pays +23.8% against a renewing one, across 6 renewal contracts in the last 12 months. This compares different new and renewal contract groups, not the same tenancy before and after a move. It is not a permitted rent increase or a guaranteed gain.

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Bv Residences 2 sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 3 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/jumeirah-bay-island/bv-residences-2
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “Bv Residences 2 sale prices and yield.” Jumeirah Bay Island, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/jumeirah-bay-island/bv-residences-2

Stable dataJSON