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Business Bay

Mixed-Useالخليج التجاري
Dubai, Dubai
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AED / sqft
2,618
Rental Yield
3.96%
1Y Appreciation
+16.45%
3Y Appreciation
+41.44%
Occupancy
—
Score
4.2/10
Emerging OpportunityLimited data or below-average signal — see history below.

At a glance

Avg Price
AED 2,851/sqft
Based on 3,202 sales
Rental Yield
3.96% gross
≈ AED 39,600/yr on AED 1M
5Y Growth
+97% since 2021
AED 1,329 → AED 2,140/sqft
Avg Rent
AED 112,032/yr
≈ AED 9,336/month
Active Supply
0 buildings
Low — limited new supply
Ownership
Freehold — foreigners 100%
87.6% of parcels are freehold

Source: Dubai Land Department · live snapshot

Is this area right for you?

Income InvestorLower fit

Yield 3.96% — Dubai avg is 6.98%. Great for monthly cash-flow focus.

Calculate my ROI
Growth InvestorGood fit

+97% over 5 years. 3,202 sales/yr means good exit liquidity.

See price history
End User / FamilyGood fit

Rent ~AED 9,336/month here. -0.2% YoY rent.

Find a broker
Foreign InvestorStrong fit

Freehold — foreigners can own 100%. Properties from AED 750K qualify for an investor visa.

Learn about visas

What can you buy here?

Per-bedroom benchmarks · 1,527 DLD transactions

BedroomAvg priceSales
StudioAED 934.7K314
1BRMost popularAED 2.44M671
2BRAED 4.12M420
3BRAED 8.78M87
4BRAED 15.01M16
5BR+AED 26.83M13
PenthouseAED 1.97M6
Source: DLD bedroom benchmarks. Sale prices are averaged at the (bedroom, year) level across registered transactions.

Community Profile

Sector 3 · Digital Dubai Official Statistics 2024

Low Density (Spacious)
Population
32,354
Residents living here
Area size
6.6 km²
Community footprint
Density
4,912 / km²
People per square km
Density rank
#56 of 126
Across Dubai communities

Spacious — typically larger plots / villa-led, slower turnover.

Population, area size, and density are official Digital Dubai 2024 community-level figures. Joined to Floxcy via DLD community code 346.

AI InsightsChartsOverviewFactsMap

Floxcy Insight

DLD-derived
Investment grade
A
Strong yield + growth profile (62/100)

Best for

Capital growthYoung professionals

Market timing

Business Bay is mid-cyclehigh confidence
  • •yield trendstable
  • •price positionat or near 5y peak
  • •supply pressuremedium

Areas like Business Bay

vs 3.96% yield · 2,618 AED/sqft
Sufouh Gardens93% match
3.75% yield · 2,417 AED/sqft
Near-identical yield (3.75% vs 3.96%) and price
Al Thanyah Fifth93% match
3.62% yield · 2,649 AED/sqft
Near-identical yield (3.62% vs 3.96%) and price
Um Suqaim Third91% match
4.34% yield · 2,794 AED/sqft
Near-identical yield (4.34% vs 3.96%) and price
Lifestyle proximity scoring (metro / retail / landmarks) isn't currently sourced — we'll add it once integrated with public POI data, rather than fabricate it from coordinates alone.
Dubai Land Department · live benchmark3,202 sales · 3,664 rents · confidence high
Median price / sqft
AED 2,618
DLD 2026 YTD
Median annual rent
AED 104,000
DLD 2026 YTD
Rental yield
3.96%
Capped at 25%
YoY rent growth
-0.2%
vs 2025
Freehold parcels
87.6%
of 487 registered parcels
Land use (dominant)
64% Commercial
21% Open Space · 6% Utility
Registered parcels
100.0%
DLD registration status
Source: Dubai Land Department Open Data. Updated 2026-06-01. Mapped DLD area: Business Bay.
📍 Map · Business Bay41 verified buildingsView on full map
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18-Year Price History · Business Bay · 2009–202618 years · DLD Sales-of-Unit
10-year growth
+85.3%
2016 → 2026 · cumulative
Annual growth rate
+6.37%
10y CAGR
5-year growth
+97.0%
2021 → 2026
Last year
+16.4%
2025 → 2026

Series: average AED/sqft per year, ready stock preferred (off-plan launches blended only when no ready trades cleared). Source: DLD registered Sales-of-Unit transactions 2009–2026.

True Returns — Net yield

estimate
Gross yield4.0%
− Service charge (est. AED 28/sqft)−1.1%
− Vacancy (5%)−0.2%
✅ Net yield2.7%

What actually hits your account after costs.

⚙️ Adjust service chargeAED/sqft

Estimated — service charges vary by building. Verify exact figures via the DLD Service Charge Index / Mollak. Gross is advertised; net is your real return (typically 1.5–2.5 points lower).

Residence visa eligibility

How it works →
🔵Investor Visa Eligible (2-yr)on the median sale (AED 1.5M)
93.9%
qualify for investor visa (≥750K)
33%
qualify for Golden Visa (≥2M)

Share of 44,796 residential sales in this area. Indicative — verify current visa rules with DLD / ICP / GDRFA.

Rent & Yield History · Business Bay · 2021–2026Yield Falling
Latest gross yield
3.89%
2026 · sample 3091
Yield change since 2021
-0.74pp
falling
Latest avg rent/sqft
AED 111
DLD Ejari
Latest avg annual rent
AED 112,088
3,662 contracts

Yields compressed 0.74pp since 2021 — prices outran rents.

Series: gross yield = avg rent/sqft ÷ avg sale PPSF × 100, display-capped at 20%. Source: DLD Ejari rents (2021–2026) + registered Sales-of-Unit (2009–2026).

Property Breakdown107 properties total
68
Buildings
39
Commercial
→
Communities
Rolled up from the synthetic building dim (dld_buildings_derived) built from DLD Ejari rent contracts 2021–2026. Click any tile to filter Property Intelligence by this area.
Lifestyle scoresOverall: 9.3/10
🚇 Metro access
8.0/10
Business Bay Metro Station · 2 stations
🛒 Retail
10.0/10
Dubai Mall
📍 Landmarks
10.0/10
Downtown Dubai
Derived from the most-frequent nearest_* values in DLD Ejari contracts for this area. Metro score uses distinct stations (≥10 contracts each).
🏗️ Active development in this areaSee all
1 projects with at least one under-construction building under their master plan.
Upcoming availability · 90 dayshorizon: 2026-08
2,725 Person residential contracts expire by 2026-08 — roughly 1,034 units likely to come back on the market (39% non-renewal blend).
TypeExpiringEst. availableAvg last rentRenewal prob.
1BR1,028400AED 95,85951%
2BR827315AED 166,47751%
Studio569213AED 67,34850%
3BR25191AED 194,94952%
Other319AED 103,01552%
4BR196AED 262,71656%
Source: DLD Ejari lease end dates. Estimated availability uses a blended 39% non-renewal rate; per-row renewal probability blends historical Person+Renew (61%) vs Person+New (45%).
Top buildings in Business Bay · DLD EjariSee all →
ONTARIO TOWER
1,609 active rents · Building
Income: AED 10M – 50M/year
THE EXCHANGE
1,543 active rents · Building
Income: AED 10M – 50M/year
IRIS BAY
1,136 active rents · Building
Income: AED 10M – 50M/year
CITADEL TOWER
1,090 active rents · Building
Income: AED 10M – 50M/year
THE BINARY BY OMNIYAT
752 active rents · Building
Income: AED 10M – 50M/year
THE COURT
580 active rents · Building
Income: AED 10M – 50M/year
Source: Dubai Land Department · Ejari rent contract registry.
Generating AI insight…
AI Investment AnalysisGenerated · 2026-09-10
Strong opportunity

Business Bay offers a strong growth-led setup

The combination of 3.96% yield and 16.45% 1Y appreciation lands above the UAE benchmark on at least one axis. Position sizing reflects moderate risk.

  • Yield 3.96% -2.5pp vs UAE benchmark (6.5%)
  • 1Y appreciation 16.45% +10.4pp vs benchmark
  • 3Y appreciation 41.44% — multi-year price trend
  • Moderate risk · risk score 3.4/10
Risk Interpretation
Moderate risk3.4/10

Mainstream investor demand with stable fundamentals. Suitable for core allocations.

Opportunity Drivers

Drivers: yield trails the benchmark by 2.5pp; capital appreciation outpaces the market by 10.4pp YoY; demand fundamentals are strong.

Analysis is rules-derived from latest market snapshot. Not investment advice. Methodology v0.1.
Price & Yield · 12-month history18 snapshots
About this area

Central business district along the Dubai Water Canal. Mix of Grade A offices, branded residences, and hotel apartments. Q1 2026 avg AED/sqft of ~2,900 makes it the highest-liquidity premium area.

Avg sale price
AED 83
Annual rent
AED 104K
Occupancy
—
Demand score
10.0/10
Risk score
3.4/10
Transaction volume
3,202
Quick facts
Type
Mixed-Use
City
Dubai
Emirate
Dubai
Arabic
الخليج التجاري
Coordinates
25.1846, 55.2654
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