Bluewaters Island
apartment community
Buyer read
The buyer case comes with higher downside risk
Apartments have a median sale price of AED 10.2M. 1% 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 10.2M
Apartment median · 5-year DLD sample
1% 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 5,866
Apartments
YoY change
-3.6%
5-yr sales
867
DLD transactions
Gross yield
8.1%
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 424 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
424
Dining
58/100
279 mapped
Shopping
18/100
50 mapped
Health
27/100
40 mapped
Nightlife
97/100
29 mapped bars
DUBUY VERDICT
Yield play if cashflow is the goal
Gross yield clears 8.1% — 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
-3.6%
3-yr growth
-16%
Gross yield
8.1%
5yr volume
867
Median PSF
AED 5,866
Apartments
YoY change
-3.6%
5-yr sales
867
DLD transactions
Gross yield
8.1%
Ejari, last 12m
Bluewaters Island is a primarily apartment-based community in Dubai with 867 transactions on record over the last five years. Median price per square foot sits at AED 5,866, down 3.6% year-on-year, tracking below the city-wide 5.3% benchmark. Use the evidence groups above to test daily life, market depth, available homes, and downside before deciding what to do next.
Affordability quick-look
Pre-filled with Bluewaters Island median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 43K
Loan AED 7.65M · 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
3
Registered and marketed
Typical size
1,760 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
Hotel apartments
1 B/R, 2 B/R, 3 B/R, 4 B/R
895–2,384 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 VERDICT
Price momentum is softening over the longer cycle
Bluewaters Island is tracking below Dubai's current 5.3% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
-3.6%
3-yr growth
-16%
12m sales
103
Forecast
medium
Current PSF
AED 5,317
6-month forecast
-3.2%
Forecast range
4,736–5,560
AED per sqft
Confidence
Medium
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
Bluewaters Island is led by apartments, with 8 named developments and home types available to research.
Named profiles
8
Primary stock
Apartments
Agent evidence
Limited
Off-plan mix
1%
Named profiles
8
complete catalogue
Primary stock
Apartments
100% of observed mix
12m sales
103
DLD transactions
Agent evidence
Limited
Observed listing specialists
RISK & SUPPLY VERDICT
The downside needs explicit underwriting
Supply concentration, delivery pipeline, leverage, liquidity, flood exposure, and forecast uncertainty can change the exit case. The current downside profile is elevated with 2 of 5 composite inputs available.
Supply pressure
low
Downside
Elevated
Forecast confidence
medium
Mapped greenery
Sparse
Off-plan share
1%
Recent ready/off-plan sales
Supply pressure
Low
103 sales sampled
Downside profile
Elevated
2 of 5 inputs
Forecast confidence
Medium
Scenario confidence
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 schools5 schools
View on DubaiSchools.aiEMIRATES INTERNATIONAL SCHOOL MEADOWS
Published fees: 2026-2027
The Winchester School - DUBAI BRANCH
Published fees: 2026-2027
Delhi Private School L.L.C
Published fees: 2026-2027
Icademy Middle East Fz.Llc
Published fees: 2026-2027
Queen Elizabeth's School L.L.C
Available Curriculums
School locations and ratings from DubaiSchools.ai • Mapping recorded November 2026 • KHDA ratings checked 2026-11-01 • KHDA fee tables checked 2026-11-01
Local amenities
Mapped amenities within a 2.5km straight-line radius • 424 total outlets near Bluewaters Island
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap • 2.5km straight-line radius • Source snapshot: November 2026
Transport & Lifestyle
Sparse mapped greenery · #76 of 86 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.
Agent inventory status
No community-level agent inventory observed for Bluewaters Island
We are not ranking agents or linking to an unfiltered market for this community. This status is checked whenever the listing snapshot refreshes.
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.
30-DAY REPRICING
Collecting repricing evidence for Bluewaters Island
Dubuy is validating advertised asking-price reductions before publishing this community signal. Zeros are withheld until comparable collection runs and the accuracy audit pass.
Completed runs
25
Minimum release
4 runs
Audit sample
0
State
paused
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket 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 8,029
Q3 2026
3m price change
—
Withheld when volume is thin
Quarter sales
2
Q3 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 6,310/sqft
220 sales
Off-plan (developer)
AED 4,024/sqft
88 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 8.75M | 5,732 | 42 |
| 2 B/R | AED 14.6M | 7,053 | 70 |
| 3 B/R | AED 16.0M | 5,293 | 117 |
| 4 B/R | AED 56.9M | 7,235 | 42 |
| 5 B/R | AED 116.0M | 9,953 | 29 |
Ejari rental records
Government-filed · 390 rental records
6-month forecast
From 2026Q3 · 8 quarters of data
AED 5,317/sqft → AED 5,148/sqft
Range AED 4,736 – 5,560· -3.5 pp vs Dubai forecast (+0.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
1% 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
+2.4 pp vs Dubai median
By bedroom type
AED 750K/yr ÷ AED 8.75M
AED 920K/yr ÷ AED 14.57M
AED 1.45M/yr ÷ AED 16.02M
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
Indicative estimate from Ejari medians; verify the official DLD index.
Published increase bands (Decree 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% |
The sample median uses observed Ejari contracts for this community and unit type (2025-01-01 to 2026-11-03). It is not the official rental index. Confirm any permitted increase with the official DLD Rental Index.
Offer guide
Build an opening reference for Bluewaters Island
18 ready-home DLD sales put the exact bedrooms middle PSF at AED 4,928. Add the asking price and internal area to scale the evidence to a home.
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
-6.3%
6 months
-7.1%
1 year
-2.2%
2 years
+3.9%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q3. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q4 | AED 5,562 | 2 | +4.6% |
| 2026Q3 | AED 5,317 | 12 | -6.3% |
| 2026Q2 | AED 5,672 | 17 | -0.9% |
| 2026Q1 | AED 5,725 | 38 | -5.4% |
| 2025Q4 | AED 6,050 | 42 | +11.3% |
| 2025Q3 | AED 5,436 | 16 | -23.4% |
| 2025Q2 | AED 7,098 | 33 | +22.0% |
| 2025Q1 | AED 5,817 | 39 | +1.6% |
| 2024Q4 | AED 5,723 | 37 | +11.8% |
| 2024Q3 | AED 5,119 | 25 | -10.0% |
| 2024Q2 | AED 5,688 | 61 | -2.6% |
| 2024Q1 | AED 5,841 | 50 | +16.2% |
| 2023Q4 | AED 5,026 | 46 | +4.3% |
| 2023Q3 | AED 4,818 | 29 | +2.4% |
| 2023Q2 | AED 4,706 | 66 | -0.3% |
| 2023Q1 | AED 4,722 | 73 | +20.2% |
| 2022Q4 | AED 3,927 | 68 | -0.4% |
| 2022Q3 | AED 3,942 | 61 | +9.0% |
| 2022Q2 | AED 3,618 | 72 | +7.5% |
| 2022Q1 | AED 3,365 | 49 | +19.9% |
| 2021Q4 | AED 2,806 | 31 |
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 directory • 33,565 observed brokers from 9,963 offices • Observed 2 Nov 2026 • Complete coverage unverified
View All AgentsTop Agencies by Team Size
Featured Agents
Registration details from the latest available Dubai Land Department broker export
Rental market in Bluewaters Island
135 Ejari rental records · DLD official data
Median annual rent
AED 1000K
Registered Ejari contracts
Monthly equivalent
AED 83,333
Annual median divided by 12
Gross yield
9.8%
Before service charges and costs
New / renewed
104 / 31
Record counts
Rent by Bedroom Type
1 Bedroom
29 rental records
AED 750K/yr
AED 62,500/mo
2 Bedrooms
38 rental records
AED 920K/yr
AED 76,667/mo
3 Bedrooms
53 rental records
AED 1450K/yr
AED 120,833/mo
Rental market by bedrooms
Source: DLD Ejari property rental records
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 reference point. 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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Frequently asked questions about Bluewaters Island
What is the average property price in Bluewaters Island?
The median property price in Bluewaters Island is AED 10,200,000, with a median price per square foot of AED 5,866. Prices have changed -3.6% year-over-year as of October 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 867 property transactions over the past 5 years. The current year-over-year price change is -3.6%, with 103 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 property-level Ejari rental records. DLD transaction coverage through October 2026.How we built this.