What is the rental yield in Royal Bay?

Royal Bay returns 5.59% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 24 rental contracts registered in the last 24 months.

How much does a 1 bedroom in Royal Bay cost?

The median registered sale price is AED 2.00M (2,150 AED/sqft), from 15 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

What are apartments in Royal Bay selling for right now?

Registered sales of ready units in Royal Bay over the last 12 months have a median of 2,084 AED/sqft, across 5 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.

Have prices in Royal Bay risen or fallen?

Median price per square foot moved +6.5% over the last 12 months against the 12 before it, on 15 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Royal Bay compare with Palm Jumeirah?

Its 5.59% gross yield sits +0.6 pts against the Palm Jumeirah median of 5.00%, computed at the same bedroom grain over the same 24-month window.

Royal Bay — sale prices & yield | Palm Jumeirah, Dubai

Buy: 2.00MAED; AED 2,084/sqft
Long-let: 5.59%; AED 120,000/yr
Short-let: 11.25%; AED 975/night · 1.05/sqft

Price per sqft: Median of 5 registered sales of ready units in the last 12 months, most recent August 2026.

Priced off 3 sales in the last 3 months.

Yield spread: +0.6 pts; vs the Palm Jumeirah median for this unit type
AED/yr/sqft: AED 117
Sales: 15
Rental contracts: 24
Renewal rent: AED 120,000/yr

12 months: +6.5%

Based on 15 sales and 24 rental contracts in the last 24 months.

Royal Bay is an apartment building in Palm Jumeirah, Dubai. The closest metro station is Al Sufouh, the nearest mall Mall of the Emirates and the nearest landmark Burj Al Arab. Land Department records for it run from 2016 to 2026, 258 registered sales in all — the 15 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Royal Bay, by year.

Monthly median AED per sqft, smoothed over three months. The band along the bottom is the number of records each month.

Yield by bedroom type

Type	Median price	AED/sqft	Yield	12mo	Sales
1 bed	AED 2.00M	2150	5.59% +0.6 pts	+6.5%	15
2 bed	AED 3.30M	2209	5.30% +0.1 pts	-3.8%	7

Deltas compare each yield with the Palm Jumeirah median for the same unit type. How these yields are computed

How these yields are computed

Each yield divides the median rent by the median of the last 3 months of sales — or of the last 5 sales where the last 3 months hold fewer than three. Off-plan and ready sales count alike, and each bedroom type is priced off its own sales.

Short-let rates around Royal Bay

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

How short-let rates are measured

Rates are sampled for every month of the coming year, so the figure carries the full season rather than a winter or summer slice. Listing counts are what those searches returned on the first page — a floor on what the building actually lists, not a count of it. Airbnb publishes approximate coordinates, so even the tightest set — listings within 50 metres — is the building and its immediate neighbours. Where that set is too small to measure a bedroom type, the row widens to the surrounding 500-metre cluster and is marked “500m”.

Type	Nightly (AED)	AED/night/sqft	Net revenue at 80%	Long-let rent	Uplift	Short-let yield	Listings seen
1 bed500m	975	1.05	AED 224,971	AED 120,000	1.9×	11.25%	15+
2 bed500m	1,342	0.90	AED 305,948	AED 175,000	1.7×	9.27%	9+

Net revenue assumes 80% occupancy — an assumption, not a measurement.

What the net revenue deducts

Occupancy is an assumption because no Dubai source publishes it per building — at half the occupancy, halve the revenue and the yield. From the nightly rate a guest sees, net revenue deducts Airbnb's 15.5% fee, then cleaning at 2 turnovers a month and utilities, both scaled to the unit's measured floor area. Service charge and mortgage are deliberately not deducted: neither comes out of the long-let rent beside it, and a service charge is owed whichever way the unit is let, so taking it off one side only would break the comparison. Neither figure is net of income tax or furnishing. Rows marked 500m widen to the surrounding cluster, because Royal Bay itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Royal Bay between 2016 and 2026 went for a median of AED 2,326/sqft (AED 2.48M). The same building resells today at AED 2,180/sqft (AED 2.15M) — an uplift of -13.3%.

Based on 50 off-plan sales across the building's full history.

Why this uses the full history

This comparison is deliberately not restricted to the 24-month window used elsewhere on the page — off-plan launches mostly predate it, so the window would erase the sales being compared.

Recent transactions

As filed with the Land Department — data to 2026-08-26.

9 resales in the last 12 months, against 15 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
6 Aug 2026	1 bed	1,070	AED 2,230,560	2,084
14 Jul 2026	1 bed	1,071	AED 1,962,585	1,832
29 Jun 2026	1 bed	1,101	AED 2,145,000	1,949

3 resales in the last 3 months.

Rental contracts

Start	Type	Sqft	Annual rent	AED/sqft	Contract
8 Sept 2026	1 bed	851	AED 115,000	135	Renewal
17 Aug 2026	2 bed	1,494	AED 170,000	114	Renewal
1 Aug 2026	2 bed	1,494	AED 189,000	127	Renewal
5 Jul 2026	1 bed	1,070	AED 115,000	107	New
1 Jul 2026	2 bed	1,404	AED 135,000	96	New
30 Jun 2026	1 bed	862	AED 100,000	116	New
6 Jun 2026	2 bed	1,404	AED 150,000	107	Renewal
1 Jun 2026	1 bed	873	AED 105,000	120	Renewal
1 Jun 2026	2 bed	1,494	AED 170,000	114	New

9 contracts starting on or after 26 May 2026.

Start dates after 26 Aug 2026 are contracts already filed for a later move-in. They count towards the rent medians above for the same reason they appear here.

As registered

The building's record in the Dubai Land Department register, as of September 2026. Counts are as registered, not as built or as operated.

Floors: 10
Lifts: 3
Parking bays: 108
Swimming pools: 1

Nearby

Metro: Al Sufouh
Mall: Mall of the Emirates
Landmark: Burj Al Arab

Compare with nearby buildings

The most-traded buildings in Palm Jumeirah, on the same figures over the same window.

Highest rental yields in Palm Jumeirah · Royal Bay places 18th of 51

Passo by Beyond - TOWER A
Seven Hotel & Apartments the Palm - A · 8.17%
The Palm Tower · 10.38%
The 8 · 6.97%
Passo by Beyond - TOWER B
Seven Hotel & Apartments the Palm - B · 12.66%
Five at Palm Jumeirah Dubai · 4.16%
Royal Amwaj Residences North · 5.16%

Common questions

What is the rental yield in Royal Bay?: Royal Bay returns 5.59% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 24 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Royal Bay cost?: The median registered sale price is AED 2.00M (2,150 AED/sqft), from 15 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Royal Bay selling for right now?: Registered sales of ready units in Royal Bay over the last 12 months have a median of 2,084 AED/sqft, across 5 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.
Have prices in Royal Bay risen or fallen?: Median price per square foot moved +6.5% over the last 12 months against the 12 before it, on 15 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Royal Bay compare with Palm Jumeirah?: Its 5.59% gross yield sits +0.6 pts against the Palm Jumeirah median of 5.00%, computed at the same bedroom grain over the same 24-month window.

Royal Bay