Business Bay
apartment community
A central business district extending from Sheikh Zayed Road to the Dubai Creek, featuring towers and waterfront living.
DUBUY VERDICT
Solid all-rounder no standout signal
Business Bay sits near the median on every key metric. Liquidity is deep; returns are mid-pack — a reasonable place, no obvious edge.
YoY change
+10.0%
3-yr growth
+23%
Gross yield
6.1%
5yr volume
45,284
Median PSF
AED 2,299
Apartments
YoY change
+10.0%
3-yr growth
+23%
PSF growth to 2026
Gross yield
6.1%
Ejari, last 12m
Business Bay is a primarily apartment-based community in Dubai with 45,284 transactions on record over the last five years. Median price per square foot sits at AED 2,299, up 10.0% year-on-year, tracking below the city-wide 13.3% 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 Business Bay median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 6K
Loan AED 1.14M · 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.
What residents say about Business Bay
Praised for convenient for business bay commuters with shared transport option. Criticised for residents experience frightening disturbances affecting their sense of safety.
Resident sentiment
Bottom 30%
vs all tracked Dubai communities
“Occupancy drops dramatically to 55-65% in July-August”
“Rent remained stable for two years with modest increases”
Reddit r/dubai, r/UAE, r/expats · 197 on-topic mentions · updated 2026-04-24
What they talk about
- commute100%
- traffic61%
- price57%
- noise48%
- metro access46%
- community39%
Sentiment trend
—
Need 1 more quarter
Mostly discussed by
residents
56% of mentions
Sentiment over time
Sentiment from Q4 2025 to Q2 2026 moved from -0.21 to -0.27. Based on 197 mentions across 3 quarters.
What people praise
- +Convenient for Business Bay commuters with shared transport option×8
- +Close proximity to workplace reduces commute time significantly×3
- +Walkable access to major attractions like Dubai Mall and fountains×3
- +Major infrastructure investment signals long-term development×3
- +Four Points well-positioned between two metro stations×2
What people criticise
- −Residents experience frightening disturbances affecting their sense of safety×29
- −Severe traffic congestion making long commutes exhausting and time-consuming×10
- −Commute from Al Twar to Business Bay is extremely challenging and time-consuming×8
- −Widespread parking abuse by car rental owners makes public parking unreliable×4
- −Massive incoming supply of units will depress rental prices significantly×3
What people talk about
Horizontal bars showing how often each aspect is discussed and how positively or negatively. Longest bars are most-discussed aspects.
Paraphrased by AI from the original Reddit content — never verbatim. Click any card to read the source thread.
“Rent remained stable for two years with modest increases”
“Higher rental yields compared to Indian metropolitan markets”
“Strategic location between two major metro stations”
“Occupancy drops dramatically to 55-65% in July-August”
“Excessive noise from motorcycles at early morning hours disrupts residents”
“Navigation system failures causing severe delays and route confusion”
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 197 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Last updated 2026-04-24. Read the full methodology.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Business Bay is growing more moderately, which may indicate better value opportunities.
Schools nearby
5 schools · Indian · US · IB · …
Schools
5
Indian · US…
Outstanding
0
Median fee
AED 21K
per year
DS Score
68/100
composite avg
KHDA inspector notes
“The good progress and attainment in most key subjects.”
“The social responsibility, Islamic awareness and personal development of children in KG.”
School fee inflation
Index normalised to 100 in 2014. Same-grade-across-years comparison (avoids grade-tier expansion bias).
Highest-rated
GEMS Our Own Indian School
Indian · KG1-G12 · AED 11K/yr · Selective entry
Lycee Francais Jean Mermoz L.L.C
French · Pre Primary-G10 · AED 54K/yr · Selective entry
Iranian Towheed Boys School
IB · KG1-G12 · AED 15K/yr · Selective entry
Global Indian International School L.L.C
Indian · Pre Primary-G12 · AED 32K/yr · Selective entry
Dubai International Private School - Br
US · KG1-G12 · AED 21K/yr · Selective entry
KHDA-licensed nurseries nearby(7 within range)
Straight-line distances; real walking/driving routes typically 20–40% longer.
Full school analysis on DubaiSchools.ai
KHDA inspection history · fee trajectories · curriculum search · admissions data
Source: DubaiSchools.ai · KHDA inspection ratings, demand scores, and fees curated from public records.
Nearby schools28 schools
View on DubaiSchools.ai4
11
7
100/100
Dubai British School Jumeira
Horizons English School L.L.C
Jumeirah English Speaking School
GEMS Jumeira Primary School - Dubai Branch
Jumeirah College
JSS Private School L.L.C
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenitiesWalker's Paradise
Amenities within 2.5km walking distance • 357 total outlets near Business Bay• Click a category to explore
Walker's Paradise
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km radius • Last updated: June 2026
Transport & LifestyleWell connected
Based on metro, tram, bus & marine access
Based on parks, cycling tracks & local amenities
Metro Stations
Bus Routes
Marine Transport
Travel times from Business Bay
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Walkable Destinations
What's Reachable by Car
Lifestyle & Recreation
Parks, beaches, cycling tracks & water activities near Business Bay
Water Transport & Activities
Airport access
Drive times from Business Bay to Dubai airports
Future: Expanding to become world's largest airport by 2040
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
Area Outlook
Key infrastructure improvements coming to this area. Museum of the Future District will enhance connectivity and amenities.
Planned & Ongoing Projects (2)
Museum of the Future District
Development of the area around Museum of the Future as a tech and innovation district.
- Innovation hub
- Tourism attraction
- Tech ecosystem
Dubai Healthcare City Phase 2
Expansion of Dubai Healthcare City with new hospitals, clinics, and medical education facilities.
- World-class healthcare access
- Medical tourism growth
- Employment opportunities
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 Business Bay
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.
Price per sqft · 2020–2026
Median AED/sqft from DLD transactions
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| Studio | AED 1.05M | 2,353 | 15,620 |
| 1 B/R | AED 1.45M | 1,955 | 22,721 |
| 2 B/R | AED 2.18M | 1,844 | 11,003 |
| 3 B/R | AED 3.60M | 1,855 | 2,472 |
| 4 B/R | AED 7.16M | 2,051 | 387 |
| 5 B/R | AED 29.6M | 2,804 | 49 |
| 6 B/R | AED 25.0M | 3,037 | 23 |
Investability index
5-driver composite · v1.0
Investor-leaning. Not a buy/sell signal — cross-reference drivers before deciding.
6-month forecast
From 2025Q4 · 8 quarters of data
AED 2,475/sqft → AED 2,585/sqft
Range AED 2,378 – 2,792· -0.3 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
54% off-plan share — high incoming supply
Demand pull
Sentiment trend +0.00 over last 4q (Reddit, n=197)
OLS trend + supply pressure + sentiment momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Years until buying beats renting · 25% down · 4% nominal growth
Buying breaks even in ~1.3 years — strong investment case
Median price
AED 1.51M
Annual rent
AED 92K
6.1% gross yield
Net @ 5y vs renting
+AED 374K
Net @ 10y vs renting
+AED 1.06M
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
-1.1 pp vs Dubai median
By bedroom type
AED 70K/yr ÷ AED 1.05M
AED 90K/yr ÷ AED 1.45M
AED 127K/yr ÷ AED 2.18M
AED 185K/yr ÷ AED 3.60M
AED 300K/yr ÷ AED 7.16M
Gross yield only — service charges (0.5–1.5%) and management costs not deducted. Confidence reflects sample size: high (≥25/25), medium (≥10/10).
Mortgage LTV
Median loan-to-value · DLD-registered mortgages
+1.3 pp vs Dubai
Avg LTV
74.1%
2026Q1
Sample
511
financed sales
Trend (3y)
+1.1 pp
12 quarters
LTV trend (last 12 quarters)
Building-level LTV
UPSIDE LIVING
AED 976K loan ÷ AED 1.50M sale · 286 financed
NOBLES
AED 1.28M loan ÷ AED 1.89M sale · 251 financed
AYKON CITY (2) -TOWER C
AED 1.07M loan ÷ AED 1.55M sale · 230 financed
ZADA TOWER
AED 812K loan ÷ AED 980K sale · 222 financed
REVA RESIDENCES
AED 819K loan ÷ AED 1.02M sale · 198 financed
PRIVE BY DAMAC (B)
AED 760K loan ÷ AED 1.05M sale · 153 financed
DLD-registered mortgages only — foreign / private-bank financing not captured. Sanity-bounded to LTV ∈ [20%, 100%]. Reasonable for trends, not absolute totals.
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.
Asking vs DLD
Listing prices vs DLD median · 83 listings
-17.7 pp vs Dubai
By bedroom mix
Studio
+10.0%
21 listings
1 B/R
+15.2%
31 listings
2 B/R
+11.3%
26 listings
3 B/R
+7.4%
3 listings
Most-marked-up buildings
Dubai,Business Bay,Al Habtoor City,Al Habtoor Tower
AED 3,000/sqft asked vs AED 1,844 DLD · 5 listings
The Edge Tower A
AED 2,798/sqft asked vs AED 1,955 DLD · 3 listings
Peninsula Three
AED 2,795/sqft asked vs AED 2,154 DLD · 4 listings
Dubai,Business Bay,Aykon City,Aykon City Tower C
AED 2,130/sqft asked vs AED 2,353 DLD · 7 listings
DAMAC Majestine
AED 1,791/sqft asked vs AED 2,353 DLD · 3 listings
Sample-based — PropertyFinder listings only. Premium = listing psf vs DLD-realized median for the same community + bedroom mix. Methodology →
Proximity premiums
Highest-psf POIs vs area median · 72,818 transactions
Metro stations
Buj Khalifa Dubai Mall Metro Station
AED 1,564/sqft · 19332 sales
Business Bay Metro Station
AED 1,496/sqft · 52318 sales
Malls / shopping
Dubai Mall
AED 1,509/sqft · 71650 sales
Landmarks
Downtown Dubai
AED 1,540/sqft · 64941 sales
Burj Khalifa
AED 1,260/sqft · 6709 sales
Source: DLD Pulse (CC0). Premium = transactions tagged with this POI vs area median. Reflects buyer choice, not pure proximity value.
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
-4.2%
6 months
+8.3%
1 year
+9.0%
2 years
+22.3%
Median price per square foot (PSF), quarter-on-quarter, ending 2025Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q1 | AED 2,654 | 349 | +7.2% |
| 2025Q4 | AED 2,475 | 2,926 | -4.2% |
| 2025Q3 | AED 2,583 | 4,055 | +13.0% |
| 2025Q2 | AED 2,285 | 2,550 | +1.3% |
| 2025Q1 | AED 2,256 | 2,079 | -0.6% |
| 2024Q4 | AED 2,270 | 2,915 | +13.7% |
| 2024Q3 | AED 1,997 | 1,976 | -2.3% |
| 2024Q2 | AED 2,043 | 2,266 | -5.5% |
| 2024Q1 | AED 2,163 | 2,554 | +6.9% |
| 2023Q4 | AED 2,024 | 2,479 | -9.1% |
| 2023Q3 | AED 2,227 | 2,551 | +39.4% |
| 2023Q2 | AED 1,597 | 1,584 | -18.9% |
| 2023Q1 | AED 1,970 | 2,323 |
Property Mix
By Type
Room Distribution
Developers3 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsDAMAC Properties
- •Branded partnerships (Versace, Cavalli, Trump)
- •Strong ROI
- •Flexible payment plans
- •Service charges can be high
- •Some projects delayed historically
Omniyat
- •Exceptional quality
- •Unique architecture
- •Prime locations
- •Ultra-premium pricing
- •Limited availability
Dubai Properties
- •Family-oriented communities
- •Good value
- •Established infrastructure
- •Less brand premium than Emaar
- •Some aging stock
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Healthcare facilities1 facilities
Land valuations (official)
Based on 55 official government valuations
Real Estate Agents in Dubai
DLD-licensed agents • 39,463 registered brokers from 12,135 agencies
View All AgentsTop Agencies by Team Size
Featured Agents
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in Business Bay
24,067 Ejari contracts · DLD official data
Median Annual Rent
AED 100K
Monthly Equivalent
AED 8,333
Gross Yield
6.6%
New vs Renewed
13,210 new
10,857 renewed
Rent by Bedroom Type
studio Bedrooms
5387 contracts
AED 70K/yr
AED 5,833/mo
1 Bedroom
9673 contracts
AED 90K/yr
AED 7,500/mo
2 Bedrooms
6590 contracts
AED 127K/yr
AED 10,583/mo
3 Bedrooms
2246 contracts
AED 185K/yr
AED 15,417/mo
4 Bedrooms
160 contracts
AED 300K/yr
AED 25,000/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Service charges
RERA-registered rates for Business Bay
Average
AED 23/sqft
By Building
Source: RERA / DLD (2025)
Off-plan projects in Business Bay
33 registered with DLD
Eywa The Way Of Water
REVOLUTION PALM REAL ESTATE L.L.C
G+27+R - Residential and Amenities
Wedyan
WEDYAN AL GHURAIR REAL ESTATE DEVELOPMENT L.L.C
Residential and Commercial Building (3B + G + 46 Floors + R)
Haus of Tenet
IRTH URBAN TWO DEVELOPMENT L.L.C
G+3P+17+R
THE ATELIER
E L P G REAL ESTATE DEVELOPMENT L.L.C
COMMERCIAL TOWER
Binghatti Skyrise
Bayz 101 By Danube
Binghatti Aquarise
Al Habtoor Tower
Rove Home Marasi Drive
Bayz 102 By Danube
+ 23 more projects registered with DLD
Room-type yield matrix
Estimated gross yield by bedroom type · Ejari rental data
| Type | Avg Size | Est. Price | Annual Rent | Gross Yield | Net Yield |
|---|---|---|---|---|---|
| Studio | ~42 sqm | AED 1039K | AED 71K | 7.7% | 6.5% |
| 1 B/R | ~68 sqm | AED 1683K | AED 105K | 7.1% | 6% |
| 2 B/R | ~98 sqm | AED 2425K | AED 140K | 6.3% | 5.4% |
| 3 B/R | ~142 sqm | AED 3514K | AED 179K | 5.2% | 4.4% |
| 4 B/R | ~200 sqm | AED 4949K | AED 229K | 4.4% | 3.7% |
Off-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
Buildings in Business Bay
20 buildings with DLD transaction data
Avarra by Palace
Off-PlanFlat1 B/R, 2 B/R, 3 B/R · Near Business Bay Metro Station
Median/sqft
AED 3,492
Median Price
AED 3.2M
Avg Size
77 sqm
Nearest Mall
Dubai Mall
Downtown Residences
Off-PlanFlat1 B/R, 2 B/R, 3 B/R
Median/sqft
AED 2,764
Median Price
AED 2.7M
Avg Size
84.9 sqm
Sobha SkyParks
Off-PlanFlat1 B/R, 2 B/R, 3 B/R · Near Business Bay Metro Station
Median/sqft
AED 4,250
Median Price
AED 3.6M
Avg Size
80.8 sqm
Nearest Mall
Dubai Mall
Binghatti Aquarise
Off-PlanFlat1 B/R, 2 B/R, Studio · Near Business Bay Metro Station
Median/sqft
AED 2,742
Median Price
AED 2.3M
Avg Size
75.5 sqm
Nearest Mall
Dubai Mall
HQ by ROVE
Off-PlanOfficeNA · Near Buj Khalifa Dubai Mall Metro Station
Median/sqft
AED 4,704
Median Price
AED 3.2M
Avg Size
62.2 sqm
Nearest Mall
Dubai Mall
Al Habtoor Tower
Off-PlanFlat1 B/R, 2 B/R, 3 B/R · Near Business Bay Metro Station
Median/sqft
AED 2,836
Median Price
AED 3.5M
Avg Size
106.1 sqm
Nearest Mall
Dubai Mall
Peninsula Four
Off-PlanFlat1 B/R, Studio, 2 B/R · Near Business Bay Metro Station
Median/sqft
AED 2,610
Median Price
AED 2.2M
Avg Size
77.3 sqm
Nearest Mall
Dubai Mall
Peninsula Three
Flat1 B/R, Studio, 2 B/R · Near Business Bay Metro Station
Median/sqft
AED 2,805
Median Price
AED 1.9M
Avg Size
62.2 sqm
Nearest Mall
Dubai Mall
Bayz 102 By Danube
Off-PlanFlat1 B/R, 2 B/R, Studio
Median/sqft
AED 3,089
Median Price
AED 2.6M
Avg Size
74.8 sqm
Binghatti Skyrise
Off-PlanFlatStudio, 1 B/R, 3 B/R · Near Business Bay Metro Station
Median/sqft
AED 2,602
Median Price
AED 1.3M
Avg Size
43 sqm
Nearest Mall
Dubai Mall
BAY SQUARE
OfficeOffice, 1 B/R, Studio · Near Buj Khalifa Dubai Mall Metro Station
Median/sqft
AED 2,748
Median Price
AED 4.9M
Avg Size
146.1 sqm
Nearest Mall
Dubai Mall
One by Binghatti
Off-PlanFlat1 B/R, 2 B/R, Studio · Near Business Bay Metro Station
Median/sqft
AED 3,235
Median Price
AED 3.2M
Avg Size
94.8 sqm
Nearest Mall
Dubai Mall
The EDGE
Off-PlanFlat1 B/R, 2 B/R · Near Business Bay Metro Station
Median/sqft
AED 2,601
Median Price
AED 1.7M
Avg Size
60.4 sqm
Nearest Mall
Dubai Mall
SKY BAY HOTEL
Hotel RoomsStudio, 1 B/R · Near Business Bay Metro Station
Median/sqft
AED 4,087
Median Price
AED 406K
Avg Size
9.4 sqm
Nearest Mall
Dubai Mall
Lumena by Omniyat
Off-PlanOfficeNA · Near Business Bay Metro Station
Median/sqft
AED 5,690
Median Price
AED 25.7M
Avg Size
462.8 sqm
Nearest Mall
Dubai Mall
DAMAC TOWERS BY PARAMOUNT
Flat1 B/R, Studio, 3 B/R · Near Buj Khalifa Dubai Mall Metro Station
Median/sqft
AED 1,470
Median Price
AED 1.4M
Avg Size
88 sqm
Nearest Mall
Dubai Mall
Binghatti Skyhall
Off-PlanFlatStudio, 1 B/R · Near Business Bay Metro Station
Median/sqft
AED 2,813
Median Price
AED 1.4M
Avg Size
39.4 sqm
Nearest Mall
Dubai Mall
ONDA BY KASCO
Off-PlanFlat2 B/R, 1 B/R, Studio · Near Business Bay Metro Station
Median/sqft
AED 1,823
Median Price
AED 2.4M
Avg Size
120.6 sqm
Nearest Mall
Dubai Mall
Urban Life
Off-PlanFlat2 B/R, 1 B/R, Studio · Near Business Bay Metro Station
Median/sqft
AED 2,055
Median Price
AED 2.1M
Avg Size
83.1 sqm
Nearest Mall
Dubai Mall
PRIVE BY DAMAC
FlatStudio, 1 B/R, 2 B/R · Near Business Bay Metro Station
Median/sqft
AED 2,367
Median Price
AED 1.1M
Avg Size
41.1 sqm
Nearest Mall
Dubai Mall
Per-building projection
167 buildings · ≥40 sales eachWithin Business Bay, the predictor projects each high-volume building separately — building median PSF vs community median, multiplied by the community 36-month projection.
15 Northside - Tower 1
+25.0%±11.5pp- Building PSF
- AED 2,397/sqft
- vs community
- -12.6%
- 36m horizon
- Calibrated
- •Buyer stock highly leveraged (rising rates squeeze them)
- •Heavy off-plan pipeline (handover-wave price pressure)
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, sentiment proxy, and off-plan share. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Green coverage
High green coverageCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass, pitches) within a 1.5km walking radius of the community centroid. Weighted score privileges named parks + established woods over generic grass strips. v2 will add ESA WorldCover 10m satellite NDVI for actual % canopy coverage — captures everything green including private gardens, road verges, and golf courses.
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 Business Bay
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Similar to Business Bay
Data updated June 2026 · DLD Official Records
Highlights
Compare & explore
All guides & rankingsFrequently asked questions about Business Bay
What is the average property price in Business Bay?
The median property price in Business Bay is AED 1,514,140, with a median price per square foot of AED 2,299. Prices have changed +10.0% year-over-year as of March 2026.
What types of properties are available in Business Bay?
Business Bay is primarily an apartment community with approximately 100% apartments and 0% villas. The most common property types include Flat (36,654), Office (6,195), Hotel Rooms (1,248).
How is the real estate market performing in Business Bay?
Business Bay has seen 45,284 property transactions over the past 5 years. The current year-over-year price change is +10.0%, with 21,670 transactions in the last 12 months. This data is sourced from the Dubai Land Department (DLD).
What healthcare facilities are in Business Bay?
Business Bay has access to 1 DHA-licensed healthcare facilities, including Aster Medical Centre Business Bay.
Numbers above are derived from Dubai Land Department (DLD) transaction records and Ejari rental contracts as of March 2026.How we built this.