What is the rental yield in Royal Bay by Azizi?

Royal Bay by Azizi returns 5.4% gross: a median new-contract rent of AED 115,000 a year (8 Ejari contracts in 12 months) over a price benchmark of AED 2.15M (median of 5 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in Royal Bay by Azizi cost?

The median registered sale price is AED 2.15M (2,084 AED/sqft), from 5 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

Have prices in Royal Bay by Azizi risen or fallen?

Median price per square foot moved -3.1% over the last 12 months against the 12 before it, on 5 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How does Royal Bay by Azizi compare with Palm Jumeirah?

Its 5.4% gross yield sits +0.2 pts against the Palm Jumeirah median of 5.2%, 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.

What is the registered annual rent for a 1 bedroom in Royal Bay by Azizi?

The median new annual rent is AED 115,000, from 8 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.

Royal Bay by Azizi

Completed 2017
10 floors
3 lifts
108 parking bays
1 pool
Master developer Azizi Developments

A 1 bed in Royal Bay by Azizi costs a median AED 2.15M, rents long-let for AED 115,000/yr (5.4% gross), and returns 9.0% short-term at the assumed 70% occupancy.

Satellite view of Royal Bay by Azizi, Palm Jumeirah, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the Palm Jumeirah district around Royal Bay by Azizi, with roads and landmarks named. Apple Maps.

Street map around Royal Bay by Azizi, Palm Jumeirah, centred on its registered pin. Apple Maps.

1 bed · typical price

2.15MAED

AED 2,084/sqft · -3.1% on a year

Rent a year: AED 115,000
Gross yield: 5.4%
vs Palm Jumeirah: 26% below the median

Cost to buy, all inAED 2.28M

Price: AED 2.15M
DLD fee 4%: AED 85,800
Agent 2% + VAT: AED 45,045
Trustee: AED 4,200

Fees repaid by rent14 months

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Is Royal Bay by Azizi a good investment?Rents and prices are slipping and the rent pays below the Dubai median

Does it pay a good rent?5.4% gross, before the service charge (not on file) (Dubai median 6.8%)5.4%Watch
Are rents going up?New 1 bed leases: AED 130,000 a year ago, AED 115,000 now-11.5%Watch
Are prices going up?1 bed: AED 2,150/sqft a year ago, 2,084 now-3.1%Watch
How fast do fees pay back?AED 135,045 in fees to buy a 1 bed; rent covers it in 1.2 years1.2 yrs
Can I sell easily?10 sales in 12 months (11 the year before)10
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
Did earlier buyers gain?Up 28% for buyers 5 years ago; launch buyers still 9% down, before fees+28.3%Context

Readings use published thresholds · 1 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

Royal Bay by Azizi prices and rents by unit typeA one-bed costs about AED 2.15M and rents for about AED 115,000 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
1 bed	AED 2.15M2,084/sqft		5.4%+0.2 pts	AED 115,0008 contracts	-3.1%	5
2 bed	AED 3.00M2,137/sqftlaunch 2,324 -8.1%		5.8%+1.0 pts	AED 175,0006 contracts	no prior year	5

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

Appreciation

1 bed · price per sqft · Palm Jumeirah · area median AED 2,802/sqft

12-month change: -3.1%
vs area median: -25.6%
Rank by price per sqft: 21st of 27
Off-plan price gain, 2016–2026: -13.3% · -2.8%/yr

Rental income

1 bed · Palm Jumeirah

Gross yield: 5.4%
Median new rent: AED 115,000/yr
Yield vs area median: +0.2 pts
Yield vs Dubai (6.8%): -1.4 pts
Yield rank: 7th of 16
Renewal rent: AED 111,050/yr

Short-term income

1 bed · 70% occupancy · 7-night stays · within 500 m

Modelled yield at 70% occupancy: 9.0%
Median nightly rate: AED 975
Net revenue: AED 193,239/yr
vs long-let rent: 1.7×
Listings seen: 15+

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, 1 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 2,111 · before fees

Launch, 2016–26: 2,308; −9%; 41 sales
5 years ago: 1,644; +28%; 3 sales
3 years ago: 1,876; +13%; 6 sales
Previous 12 months: 2,209; −4%; 11 sales
Last 12 months: 2,111; today; 10 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.

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

Date	Type	Sqft	Price
31 Aug 2026	2 bed	1,404	AED 3,000,000	2,137
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
10 Mar 2026	2 bed	1,516	AED 2,800,000	1,847
25 Feb 2026	1 bed	1,111	AED 3,278,991	2,952
7 Jan 2026	2 bed	1,633	AED 2,800,000	1,714
11 Dec 2025	2 bed	1,475	AED 3,550,000	2,406
10 Dec 2025	2 bed	1,481	AED 3,600,000	2,431

9 resales in the last 12 months.

Short-term rates around Royal Bay by Azizi

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

Occupancy assumption70%

Type	Nightly, AED	Net revenue at 70%	Long-let rent	Uplift	Net yield
1 bed500 m cluster · 15+ listings seen	9750.95/sqft	AED 193,239	AED 115,000	1.7×	9.0%
2 bed500 m cluster · 9+ listings seen	1,3420.96/sqft	AED 266,079	AED 175,000	1.5×	8.9%

Rows marked 500 m cluster widen to the surrounding listings because the building itself had too few of that type.

Nightly rate through the year

Comparables in Palm Jumeirah

Every Palm Jumeirah building with a page, ranked by price per sqft over the same 12 months, all unit types. Royal Bay by Azizi places 77th of 93; the nearest 8 are shown.

Highest rental yields in Palm Jumeirah →

Rank	Building	Median price	Gross yield	12-month change	Sales
73	Marina Apartments 1Completed 2009	AED 3.88M	2,212+4.8%	5.4%	+16.3%	12
74	Kempinski ResidencesCompleted 2010 · off-plan 1,614/sqft	AED 5.10M	2,178+3.2%	5.4%	-8.0%	13
75	Al Hallawi	AED 4.26M	2,157+2.2%	—	—	12
76	Balqis Residence 2Completed 2019 · off-plan 1,741/sqft	AED 4.80M	2,137+1.3%	5.7%	-0.8%	10
77	Royal Bay by Azizi · this buildingCompleted 2017 · off-plan 2,326/sqft	AED 2.80M	2,111	4.8%	-4.5%	10
78	Marina Apartments 6Completed 2009	AED 4.17M	2,109-0.1%	5.0%	+2.9%	9
79	Royal Amwaj Residences SouthCompleted 2013	AED 2.90M	2,099-0.6%	5.3%	-2.2%	15
80	Golden Mile 2Completed 2009 · off-plan 790/sqft	AED 3.40M	2,083-1.3%	5.3%	—	4
81	Azizi MinaCompleted 2021 · off-plan 2,278/sqft	AED 2.15M	2,081-1.4%	—	-5.5%	17

Rank 1 is the dearest per square foot. Differences are against Royal Bay by Azizi (AED 2,111/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 1 bed, Royal Bay by Azizi has registered sale prices 26% below the Palm Jumeirah median price per square foot of 2,802 AED, across 27 eligible buildings. It ranks 21st of 27 by price per square foot and 7th of 16 by gross yield in Palm Jumeirah.

Market context in Palm Jumeirah

Registered sales activity

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

+3.4% in median AED/sqft versus the preceding year, supported by 748 current and 1,092 prior price observations.

Explore sales activity

Planned apartment projects

1,382 known registered units across 7 pending projects planned within one year of the 2026-07-06 register.

3 projects had already passed their planned date; 2 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

1,706 apartments are planned in Palm Jumeirah from 2026 to 2028, equal to 44% of the 3,913 homes let there today.

Ready prices per sqft fell in 26% of 34 buildings (counted once per bedroom type) in Palm Jumeirah with sales in both years; the typical one moved +3.4%.

New-lease rents fell in 81% of 16 buildings (counted once per bedroom type) with leases in both years; the typical one moved −6.8%.

How these are counted

Find service-charge budget evidence for Royal Bay by Azizi

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 Royal Bay by Azizi

Royal Bay by Azizi is an apartment building completed in 2017 by Azizi Developments in Palm Jumeirah. 129 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

Floors: 10
Lifts: 3
Parking bays: 108
Pools: 1
Master developer: Azizi Developments

Drive times · typical

Downtown: 32 min · 30 km
DXB Airport: 37 min · 44 km
DIFC: 29 min · 33 km
Dubai Marina: 22 min · 16 km
Palm Jumeirah: 14 min · 6.6 km

Nearest, as registered

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

Royal Bay by Azizi: AED 2,111 per sq ft, 25% below the median Palm Jumeirah building, and a 4.8% 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

Royal Bay by AziziAED 2,111
Palm Jumeirah, readyAED 2,663
Palm Jumeirah, off-planAED 5,539
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

Royal Bay by AziziPalm Jumeirah median building

Palm Jumeirah4.8% vs 5.1%

Line: the 10th to 90th percentile of 50 buildings in Palm Jumeirah. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Upcoming supply in Palm Jumeirah, by handover quarter

Nearby in Palm Jumeirah

Every building in Palm Jumeirah →

Prices per sq ft around Royal Bay by Azizi, on the map

Pills show median sale price, AED. 81 buildings pinned from Google place records and Apple geocoding · Royal Bay by Azizi is the inverted pinOpen in Apple Maps

Seven Hotel & Apartments the Palm - A

Palm Jumeirah · 51 sales, 12 months

1.70M

AED, resale median · 3,456/sqft

The Palm Tower

Palm Jumeirah · 32 sales, 12 months

2.58M

AED, resale median · 4,343/sqft

Royal Amwaj Residences North

Palm Jumeirah · 26 sales, 12 months

2.58M

AED, resale median · 2,375/sqft

Serenia Living - Tower 1

Palm Jumeirah · 25 sales, 12 months

8.50M

AED, resale median · 4,541/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 · 1 bed
5 registered sales in 12 months
On record
Rental evidence · 1 bed
8 new and 4 renewal contracts in 12 months · rent source: this building
On record
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
Royal Bay: recorded complete 2017-08-15 · register data to 2026-07-06
On record
Developer
Azizi Developments · delivery record
On record
Short-term assumption
Modelled at the published 70% occupancy on 15 listings seen; the dial above changes every short-term figure on this page
Read with care
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 1 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 Royal Bay by Azizi’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: 9,538AED; 4.5% over 25 years
Monthly rent: 9,583AED; AED 115,000 a year
Cash needed at purchase: 588,495AED; 20% down plus AED 159,495 in fees

Owning costs AED 379,039 less than renting over 5 years, once the sale is counted.

Buying overtakes renting in year 2.

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 Royal Bay by Azizi?: Royal Bay by Azizi returns 5.4% gross: a median new-contract rent of AED 115,000 a year (8 Ejari contracts in 12 months) over a price benchmark of AED 2.15M (median of 5 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.
How much does a 1 bedroom in Royal Bay by Azizi cost?: The median registered sale price is AED 2.15M (2,084 AED/sqft), from 5 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
Have prices in Royal Bay by Azizi risen or fallen?: Median price per square foot moved -3.1% over the last 12 months against the 12 before it, on 5 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
How does Royal Bay by Azizi compare with Palm Jumeirah?: Its 5.4% gross yield sits +0.2 pts against the Palm Jumeirah median of 5.2%, 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.
What is the registered annual rent for a 1 bedroom in Royal Bay by Azizi?: The median new annual rent is AED 115,000, from 8 Ejari contracts in the trailing 12 months to 2026-10-12. The evidence is recorded for this building. Compare the same bedroom type; floor, view and condition can change an individual rent.

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