Business Bay
apartment community
Buyer read
Studios offer a clear entry, but off-plan sales dominate
Studios have a median sale price of AED 1.14M. 69% of recent sales are off-plan, while market activity ranks bottom 30%. The downside profile is moderate, based on 5 of 5 available inputs.
AED 1.14M
Studio median · 2026 YTD
69% off-plan
High supply-pressure proxy
Bottom 30%
Relative to Dubai communities
Moderate
5 of 5 risk inputs available
A central business district extending from Sheikh Zayed Road to the Dubai Creek, featuring towers and waterfront living.
Median PSF
AED 2,573
Apartments
YoY change
+9.5%
5-yr sales
37,602
DLD transactions
Gross yield
5.8%
Ejari, last 12m
DUBUY VERDICT
Daily essentials sit close at hand
Business Bay offers exceptional amenity density with strong public transport. The mapped inventory covers 432 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
100/100
Outdoor access
20/100
Transit
70/100
Mapped venues
432
Dining
59/100
265 mapped
Shopping
21/100
53 mapped
Health
21/100
26 mapped
Nightlife
53/100
16 mapped bars
DUBUY VERDICT
Good choice, mixed school quality
5 schools sit in the mapped catchment; 5 currently have a KHDA inspection rating, including 2 rated Very Good or Outstanding. Families can choose across 4 curriculums; check actual drive times and admissions availability below.
Schools nearby
5
Top-rated
2
Curricula
4
Best rating
Very Good
Schools nearby
5
Within the mapped catchment
Curriculum
Indian
+3 more
Median fees
AED 21K
Approx. annual fee
Rating
Very Good
Best nearby KHDA rating
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
+9.5%
3-yr growth
+15%
Gross yield
5.8%
5yr volume
37,602
Current PSF
AED 2,058
6-month forecast
-2.3%
Forecast range
1,850–2,172
AED per sqft
Confidence
Medium
Model confidence
Business Bay is a primarily apartment-based community in Dubai with 37,602 transactions on record over the last five years. Median price per square foot sits at AED 2,573, up 9.5% year-on-year, outperforming 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 Business Bay median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 8K
Loan AED 1.43M · 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 Business Bay
Business Bay is led by apartments, with 60 named developments and home types available to research.
Home types
4
Registered and marketed
Typical size
862 sqft
Community median
Named homes
60
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Apartments
Studio, 1 B/R, 2 B/R, 3 B/R, 4 B/R, 5 B/R, 6 B/R, 7 B/R
434–1,822 sqft
Hotel apartments
Studio, 1 B/R, 2 B/R, 3 B/R
420–1,296 sqft
Penthouses
1 B/R, 2 B/R, 4 B/R
4,247 sqft typical
Includes Business Bay, Binghatti Skyrise, DAMAC TOWERS BY PARAMOUNT and 57 more.
Explore all homesMarket temperature & historical discussion for Business Bay
Archived discussion themes: Praised for business bay offers metro access and social amenities for city center workers. Criticised for living within business bay is financially unrealistic for most budget-conscious renters.
Historical discussion
Below average
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 361 on-topic mentions · latest item Jul 20, 2026 · last scored 2026-07-21
Discussion trend
Steady
+0.04 per year
Mostly discussed by
residents
55% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.5 to +0.5); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q4 2025 to Q3 2026 moved from -0.21 to -0.20. Based on 361 mentions across 4 quarters.
What people praise
- +Business Bay offers metro access and social amenities for city center workers×20
- +Walkable access to major attractions like Dubai Mall and fountains×9
- +Affordable dining with attractive canal-side location and ambiance×6
- +Affordable rent at 55k for furnished one-bedroom apartment×3
- +Major infrastructure investment signals long-term development×3
What people criticise
- −Living within Business Bay is financially unrealistic for most budget-conscious renters×50
- −Residents experience frightening disturbances affecting their sense of safety×35
- −Rental prices now comparable to older Deira areas despite quality differences×15
- −Widespread parking abuse by car rental owners makes public parking unreliable×4
- −Landlords implementing consecutive annual rent increases of 8%×3
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 361 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jul 20, 2026. Last scored 2026-07-21. Read the full methodology.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. Business Bay is growing faster than the citywide average, indicating strong local demand.
Schools nearby
5 schools · Indian · US · IB · …
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.
Local amenities
Mapped amenities within a 2.5km straight-line radius • 357 total outlets near Business Bay
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 & LifestyleWell connected
Based on metro, tram, bus & marine access
Based on the known parks, cycle tracks and local-access inventory; not pedestrian routing
High mapped greenery · #11 of 75 mapped Dubai communities The 15 figure counts OpenStreetMap park-tagged features within 1.5km of the community centre. It does not mean 15 distinct named parks or confirm walking access.
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.
Market history
Prices fell 9.1% while sales fell 44% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 2,354
Q2 2026
3m price change
-9.1%
vs prior completed quarter
Quarter sales
785
Q2 2026
3m sales change
-44.0%
vs prior completed quarter
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 1,552/sqft
14,679 sales
Off-plan (developer)
AED 2,322/sqft
25,920 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 |
|---|---|---|---|
| Studio | AED 1.05M | 2,329 | 11,449 |
| 1 B/R | AED 1.50M | 2,004 | 17,690 |
| 2 B/R | AED 2.25M | 1,891 | 8,797 |
| 3 B/R | AED 3.60M | 1,792 | 2,167 |
| 4 B/R | AED 6.14M | 1,780 | 410 |
| 5 B/R | AED 33.6M | 3,685 | 30 |
| 6 B/R | AED 26.1M | 3,107 | 20 |
Ejari rental contracts
Government-filed · 94,312 contracts
6-month forecast
From 2026Q3 · 8 quarters of data
AED 2,058/sqft → AED 2,011/sqft
Range AED 1,850 – 2,172· -3.9 pp vs Dubai forecast (+1.6%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
69% off-plan share — high incoming supply
Discussion momentum
Historical discussion trend +0.04 over last 4q (dated 2021–2026 Reddit archive, n=361)
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Buying breaks even in ~1.4 years — strong investment case
See the year-by-year buy-vs-rent cashflow for Business Bay
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
-0.1 pp vs Dubai median
By bedroom type
AED 68K/yr ÷ AED 1.05M
AED 88K/yr ÷ AED 1.50M
AED 125K/yr ÷ AED 2.25M
AED 160K/yr ÷ AED 3.60M
AED 300K/yr ÷ AED 6.14M
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
69.4%
2026Q3
Sample
139
financed sales
Trend (3y)
+4.1 pp
12 quarters
LTV trend (last 12 quarters)
Building-level LTV
NOBLES
AED 1.14M loan ÷ AED 1.88M sale · 147 financed
AYKON CITY (2) -TOWER C
AED 1.00M loan ÷ AED 1.51M sale · 133 financed
UPSIDE LIVING
AED 1.09M loan ÷ AED 1.54M sale · 133 financed
ZADA TOWER
AED 800K loan ÷ AED 1.01M sale · 123 financed
Canal Bay
AED 1.87M loan ÷ AED 2.44M sale · 98 financed
PRIVE BY DAMAC (B)
AED 801K loan ÷ AED 1.06M sale · 90 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
40% of active listings sit >15% above DLD median — negotiation room before you offer.
See the building-level asking-vs-DLD gap in Business Bay
Pro members get every building's premium-vs-fair-value, ranked — useful for finding negotiation room before you offer.
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
-12.6%
6 months
-20.5%
1 year
-21.5%
2 years
-14.7%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q3. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q3 | AED 2,058 | 288 | -12.6% |
| 2026Q2 | AED 2,354 | 785 | -9.1% |
| 2026Q1 | AED 2,589 | 1,400 | +2.1% |
| 2025Q4 | AED 2,535 | 2,260 | -3.3% |
| 2025Q3 | AED 2,622 | 3,280 | +11.6% |
| 2025Q2 | AED 2,350 | 2,122 | +0.0% |
| 2025Q1 | AED 2,350 | 2,001 | +2.1% |
| 2024Q4 | AED 2,302 | 2,353 | -4.6% |
| 2024Q3 | AED 2,412 | 1,886 | -0.2% |
| 2024Q2 | AED 2,416 | 2,265 | +6.9% |
| 2024Q1 | AED 2,259 | 2,120 | +5.8% |
| 2023Q4 | AED 2,135 | 1,956 | -9.3% |
| 2023Q3 | AED 2,353 | 2,095 | +34.1% |
| 2023Q2 | AED 1,755 | 1,285 | -16.1% |
| 2023Q1 | AED 2,093 | 1,895 | +3.1% |
| 2022Q4 | AED 2,031 | 2,300 | +11.9% |
| 2022Q3 | AED 1,815 | 2,182 | +6.9% |
| 2022Q2 | AED 1,698 | 1,380 | +7.1% |
| 2022Q1 | AED 1,585 | 1,589 | +11.2% |
| 2021Q4 | AED 1,426 | 1,429 | -8.6% |
| 2021Q3 | AED 1,561 | 730 |
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 • 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 Business Bay
27,537 Ejari contracts · DLD official data
Median annual rent
AED 95K
Registered Ejari contracts
Monthly equivalent
AED 7,917
Annual median divided by 12
Gross yield
5.0%
Before service charges and costs
New / renewed
15,272 / 12,265
Contract counts
Rent by Bedroom Type
studio Bedrooms
6145 contracts
AED 68K/yr
AED 5,667/mo
1 Bedroom
11010 contracts
AED 88K/yr
AED 7,333/mo
2 Bedrooms
7570 contracts
AED 125K/yr
AED 10,417/mo
3 Bedrooms
2621 contracts
AED 160K/yr
AED 13,370/mo
4 Bedrooms
180 contracts
AED 300K/yr
AED 25,000/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Off-plan risk
39/100
Moderate
Headline risk for Business Bay. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Business Bay's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
- •Heavy off-plan pipeline (handover-wave price pressure)
- •Buyer stock highly leveraged (rising rates squeeze them)
- •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
High mapped greeneryCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 1.5km 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.
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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 1,900,000, with a median price per square foot of AED 2,573. Prices have changed +9.5% year-over-year as of July 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 37,602 property transactions over the past 5 years. The current year-over-year price change is +9.5%, with 7,011 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 July 2026.How we built this.