Balqis Residence 2

1. Does it pay a good rent?4.7% gross, before the service charge (not on file) (Dubai median 6.8%)4.7%Watch
2. Are rents going up?New 2 bed leases: AED 230,000 a year ago, AED 215,000 now (pooled across the project)-6.5%
3. Are prices going up?2 bed: AED 2,154/sqft a year ago, 2,192 now+1.8%Fair
4. How fast do fees pay back?AED 286,325 in fees to buy a 2 bed; rent covers it in 1.3 years1.3 yrs
5. Can I sell easily?10 sales in 12 months (11 the year before)10
6. Is a lot being built nearby?1,706 apartments are planned in Palm Jumeirah from 2026 to 2028, equal to 44% of the 3,913 homes let there today. A further 125 are past their planned date. Palm Jumeirah supply by year →44%Fair
7. Did earlier buyers gain?Up 126% for buyers 5 years ago; up 17% for launch buyers, before fees+125.9%Context

10 resales in the last 12 months, against 16 a year on average over 2023–2025.

At 2 bed, Balqis Residence 2 has registered sale prices 20% below the Palm Jumeirah median price per square foot of 2,739 AED, across 54 eligible buildings. It ranks 40th of 54 by price per square foot and 18th of 27 by gross yield in Palm Jumeirah.

Ejari files Balqis Residence’s leases under the project, not a tower, so 3 towers 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
  8 registered sales in 12 months
  On record
• Rental evidence · 2 bed
  17 new and 21 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
  Balqis Residence: recorded complete 2019-10-30 · 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

What is the rental yield in Balqis Residence 2?

Balqis Residence 2 returns 4.7% gross: a median new-contract rent of AED 215,000 a year (17 Ejari contracts in 12 months) over a price benchmark of AED 4.63M (median of 8 sales in the last 12 months, latest Sept 2026), before service charge, agency fees or vacant months.

How much does a 2 bedroom in Balqis Residence 2 cost?

The median registered sale price is AED 4.63M (2,192 AED/sqft), from 8 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in Balqis Residence 2 selling for right now?

Registered sales of ready units in Balqis Residence 2 over the last 12 months have a median of 2,192 AED/sqft, across 8 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 Balqis Residence 2 risen or fallen?

Median price per square foot moved +1.8% over the last 12 months against the 12 before it, on 8 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How does Balqis Residence 2 compare with Palm Jumeirah?

Its 4.7% gross yield sits -0.2 pts against the Palm Jumeirah median of 4.9%, 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.