Bluewaters Island
apartment community
Buyer read
The buyer case comes with higher downside risk
Apartments have a median sale price of AED 10.3M. 2% of recent sales are off-plan, while market activity ranks bottom 30%. The downside profile is elevated, based on 2 of 5 available inputs.
AED 10.3M
Apartment median · 5-year DLD sample
2% off-plan
Low supply-pressure proxy
Bottom 30%
Relative to Dubai communities
Elevated
2 of 5 risk inputs available
A luxury island destination featuring Ain Dubai, the world's largest observation wheel.
Median PSF
AED 5,960
Apartments
YoY change
-0.1%
5-yr sales
767
DLD transactions
Gross yield
8.4%
Ejari, last 12m
DUBUY VERDICT
Exceptional amenity density, weaker transit
Bluewaters Island offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 459 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
100/100
Outdoor access
—
Transit
—
Mapped venues
459
Dining
63/100
286 mapped
Shopping
20/100
51 mapped
Health
29/100
36 mapped
Nightlife
80/100
24 mapped bars
DUBUY VERDICT
Broad access to highly rated schools
4 schools sit in the mapped catchment; 3 currently have a KHDA inspection rating, including 3 rated Very Good or Outstanding. Families can choose across 4 curriculums; check actual drive times and admissions availability below.
Schools nearby
4
Top-rated
3
Curricula
4
Best rating
Very Good
Schools nearby
4
Within the mapped catchment
Curriculum
IB
+3 more
Median fees
AED 23K
Approx. annual fee
Rating
Very Good
Best nearby KHDA rating
DUBUY VERDICT
Yield play if cashflow is the goal
Gross yield clears 8.4% — comfortably above the city median. Capital growth has been soft; this is a hold-for-income market, not a flip-for-capital market.
YoY change
-0.1%
3-yr growth
-7%
Gross yield
8.4%
5yr volume
767
Current PSF
AED 5,672
6-month forecast
-0.7%
Forecast range
5,180–6,080
AED per sqft
Confidence
Medium
Model confidence
Bluewaters Island is a primarily apartment-based community in Dubai with 767 transactions on record over the last five years. Median price per square foot sits at AED 5,960, down 0.1% year-on-year, tracking below the city-wide 8.3% benchmark. Use the tabs above to drill into the market detail, rental economics, schools catchment, lifestyle amenities, off-plan pipeline or active listings.
Affordability quick-look
Pre-filled with Bluewaters Island median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 44K
Loan AED 7.95M · 25 yrs @ 4.5%
Indicative only — real rates vary by bank, residency status and credit profile. UAE typically requires 20–25% down for residents, 35–50% for non-residents.
PROPERTY CATALOGUE
Homes in Bluewaters Island
Bluewaters Island is led by apartments, with 8 named developments and home types available to research.
Home types
2
Registered and marketed
Typical size
1,828 sqft
Community median
Named homes
8
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Apartments
1 B/R, 2 B/R, 3 B/R, 4 B/R, 5 B/R, 6 B/R
1,154–2,698 sqft
Villas
Bedroom mix not published
Not published
Includes Bluewaters Residences, Bluewaters Island, BV RESIDENCES and 5 more.
Explore all homesMarket temperature & historical discussion for Bluewaters Island
Archived discussion themes: Praised for vibrant lifestyle with diverse dining and entertainment options nearby. Criticised for frequent loud music events with bass that vibrates windows during day and night.
Historical discussion
Top 5%
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 29 on-topic mentions · latest item Jul 13, 2026 · last scored 2026-07-21
Discussion trend
—
Need 2 more quarters
Mostly discussed by
agents and brokers
35% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.8 to +0.8); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q2 2025 to Q4 2025 moved from -0.58 to -0.14. Based on 11 mentions across 2 quarters.
What people praise
- +Vibrant lifestyle with diverse dining and entertainment options nearby×7
- +Premium amenities and exclusive community atmosphere with convenient city access×5
- +Bluewaters Island offers Ain Dubai observation wheel attraction×4
- +Hosts regular fireworks and drone light shows during festive season×3
- +Waterfront location with tranquil environment and gulf views×2
What people criticise
- −Frequent loud music events with bass that vibrates windows during day and night×1
- −Multiple venues hosting late-night events until 2:30 AM on weekends×1
- −Peaceful community atmosphere deteriorated by entertainment venues×1
- −Highest entry price among comparable waterfront options at 250-300k annually×1
- −Potential traffic bottlenecks and tourist congestion during peak seasons×1
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 29 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jul 13, 2026. Last scored 2026-07-21. Read the full methodology.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Bluewaters Island is growing more moderately, which may indicate better value opportunities.
Nearby schools4 schools
View on DubaiSchools.aiIcademy Middle East Fz.Llc
EMIRATES INTERNATIONAL SCHOOL MEADOWS
The Winchester School - DUBAI BRANCH
Delhi Private School L.L.C
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Mapped amenities within a 2.5km straight-line radius • 377 total outlets near Bluewaters Island
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: January 2026
Transport & Lifestyle
Sparse mapped greenery · #67 of 75 mapped Dubai communities The 0 figure counts OpenStreetMap park-tagged features within 0.8km of the community centre. It does not mean 0 distinct named parks or confirm walking access.
Travel times from Bluewaters Island
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Airport access
Drive times from Bluewaters Island to Dubai airports
Future: Expanding to become world's largest airport by 2040
Strategic Airport Location
Closer to Al Maktoum Airport (DWC) - Dubai's future main hub. Only 33 min drive vs 50 min to DXB.
Drive times are estimates based on distance and typical Dubai traffic patterns. Actual times may vary based on traffic conditions and route taken.
Future developmentsPositive outlook
Coming Soon: Dubai Harbour
Key infrastructure improvements coming to this area. Ain Dubai Area Development will enhance connectivity and amenities.
Planned & Ongoing Projects (2)
Ain Dubai Area Development
Continued development around Ain Dubai including new attractions and dining.
- Entertainment destination
- Tourism draw
- Dining and nightlife options
Dubai Harbour
New cruise terminal and marina destination near Palm Jumeirah with retail, dining, and yacht facilities.
- Cruise tourism hub
- 1,100 yacht berths
- Waterfront dining
Data compiled from Dubai 2040 Urban Master Plan, RTA announcements, developer publications, and official government sources. Project timelines are subject to change.
Active listings in Bluewaters Island
Sale and rental listings pulled from PropertyFinder. Filter by purpose, bedrooms, or price — sort live.
No active listings indexed yet
PropertyFinder syncs are weekly. Try again soon, or browse PropertyFinder directly.
Market history
Quarterly price and sales history shows whether liquidity confirms the latest price move.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 9,289
Q2 2026
3m price change
—
Withheld when volume is thin
Quarter sales
2
Q2 2026
3m sales change
—
Withheld when volume is thin
Completed quarters are used instead of raw 1-month changes because DLD registrations typically lag 4–8 weeks and thin monthly samples can overstate changes in the mix of homes sold.
Ready vs off-plan · DLD
Ready / resale
AED 6,106/sqft
189 sales
Off-plan (developer)
AED 3,707/sqft
78 sales
Median AED/sqft from DLD, split by registration type. Off-plan reflects developer / Oqood pricing; ready reflects secondary-market resale.
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| 1 B/R | AED 9.00M | 5,802 | 38 |
| 2 B/R | AED 14.6M | 6,968 | 57 |
| 3 B/R | AED 16.0M | 5,038 | 102 |
| 4 B/R | AED 63.7M | 7,632 | 37 |
| 5 B/R | AED 126.9M | 10,888 | 25 |
Ejari rental contracts
Government-filed · 360 contracts
6-month forecast
From 2026Q2 · 8 quarters of data
AED 5,672/sqft → AED 5,630/sqft
Range AED 5,180 – 6,080· -2.3 pp vs Dubai forecast (+1.6%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
2% off-plan share — low incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Buying breaks even in ~1 years — strong investment case
See the year-by-year buy-vs-rent cashflow for Bluewaters Island
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+2.6 pp vs Dubai median
By bedroom type
AED 750K/yr ÷ AED 9.00M
AED 997K/yr ÷ AED 14.64M
AED 1.60M/yr ÷ AED 16.00M
Gross yield only — service charges (0.5–1.5%) and management costs not deducted. Confidence reflects sample size: high (≥25/25), medium (≥10/10).
RERA Rent Increase Calculator
Dubai Law No. 43 of 2013 — what can your landlord legally charge?
How RERA calculates the cap (Law 43 of 2013)
| Current rent vs market | Max increase |
|---|---|
| At or above market | 0% |
| Up to 10% below market | 0% |
| 11–20% below market | 5% |
| 21–30% below market | 10% |
| 31–40% below market | 15% |
| More than 40% below market | 20% |
Market rate is the RERA rental index for this community + unit type, derived from Ejari registration data. Data covers thousands of registered contracts.
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Price Trends
Median PSF change over time
3 months
+1.5%
6 months
-6.9%
1 year
-17.1%
2 years
-3.7%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q2. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q3 | AED 7,411 | 1 | +30.7% |
| 2026Q2 | AED 5,672 | 15 | +1.5% |
| 2026Q1 | AED 5,587 | 33 | -8.3% |
| 2025Q4 | AED 6,094 | 34 | +10.1% |
| 2025Q3 | AED 5,535 | 12 | -19.1% |
| 2025Q2 | AED 6,844 | 25 | +17.7% |
| 2025Q1 | AED 5,817 | 36 | -9.3% |
| 2024Q4 | AED 6,413 | 30 | +22.1% |
| 2024Q3 | AED 5,251 | 22 | -10.8% |
| 2024Q2 | AED 5,888 | 52 | +0.8% |
| 2024Q1 | AED 5,841 | 47 | +18.9% |
| 2023Q4 | AED 4,911 | 42 | +1.9% |
| 2023Q3 | AED 4,818 | 26 | +2.9% |
| 2023Q2 | AED 4,681 | 59 | -0.9% |
| 2023Q1 | AED 4,722 | 58 | +21.2% |
| 2022Q4 | AED 3,895 | 64 | +0.7% |
| 2022Q3 | AED 3,869 | 56 | +7.7% |
| 2022Q2 | AED 3,593 | 66 | +10.8% |
| 2022Q1 | AED 3,242 | 45 | +15.5% |
| 2021Q4 | AED 2,806 | 36 | -27.2% |
| 2021Q3 | AED 3,852 | 8 |
Property Mix
By Type
Room Distribution
Developers3 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsMeraas
- •Exceptional design quality
- •Lifestyle-focused amenities
- •Prime locations
- •Premium pricing
- •Limited inventory
Nakheel
- •Iconic waterfront locations
- •Strong government backing
- •Established communities
- •Some older stock needs renovation
- •Service charges vary
Aldar Properties
- •Abu Dhabi market leader
- •Government backing
- •Quality construction
- •Primarily Abu Dhabi focused
- •Less Dubai presence
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
Featured Agents
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in Bluewaters Island
105 Ejari contracts · DLD official data
Median annual rent
AED 1095K
Registered Ejari contracts
Monthly equivalent
AED 91,250
Annual median divided by 12
Gross yield
10.3%
Before service charges and costs
New / renewed
73 / 32
Contract counts
Rent by Bedroom Type
1 Bedroom
29 contracts
AED 750K/yr
AED 62,500/mo
2 Bedrooms
28 contracts
AED 997K/yr
AED 83,115/mo
3 Bedrooms
31 contracts
AED 1600K/yr
AED 133,333/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Off-plan risk
43/100
Moderate
Headline risk for Bluewaters Island. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Bluewaters Island's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
- •Thin transaction volume (slow price discovery)
- •DLD market temperature trending negative
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, market-temperature proxy, and off-plan share. Exact scores require at least 4 of 5 inputs; lower coverage is shown as a tier only. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Mapped greenery
Sparse mapped greeneryCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 0.8km straight-line search radius of the community centroid. The tier is relative to other Dubai communities and does not claim walkability or shade. Satellite vegetation is the ESA WorldCover 2021 share at 10m resolution when available.
Time machine
historical median PSFPick a date and click "Look up" to see this community's median PSF and transaction counts on that day. Data starts from when our weekly DLD pipeline began persisting snapshots.
Watch Bluewaters Island
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Similar communities
Frequently asked questions about Bluewaters Island
What is the average property price in Bluewaters Island?
The median property price in Bluewaters Island is AED 10,600,000, with a median price per square foot of AED 5,960. Prices have changed -0.1% year-over-year as of July 2026.
What types of properties are available in Bluewaters Island?
Bluewaters Island is primarily an apartment community with approximately 100% apartments and 0% villas. The most common property types include Flat (820).
How is the real estate market performing in Bluewaters Island?
Bluewaters Island has seen 767 property transactions over the past 5 years. The current year-over-year price change is -0.1%, with 92 transactions in the last 12 months. This data is sourced from the Dubai Land Department (DLD).
Numbers above are derived from Dubai Land Department (DLD) transaction records and Ejari rental contracts as of July 2026.How we built this.