#1 by matching listings
Florin Burhala
Agency not supplied by feed
53% of observed sale portfolio here
AED 1.6M–39M
Business Bay
apartment community
AED 2,526/sqft+5.8%YoY
Buyer read
Studios offer a clear entry, but off-plan sales dominate
Studios have a median sale price of AED 1.11M. 64% of recent sales are off-plan, while market activity ranks below average. The downside profile is moderate, based on 5 of 5 available inputs.
Entry unit
AED 1.11M
Studio median · 2026 YTD
Recent sale mix
64% off-plan
High supply-pressure proxy
Market activity
Below average
Relative to Dubai communities
Downside profile
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 2,526
Apartments
YoY change
+5.8%
5-yr sales
37,614
DLD transactions
Gross yield
5.7%
Ejari, last 12m
Dubai Properties· Established32,354residents· 2024 DSCEst. 2003
DUBUY VERDICT
Daily essentials sit close at hand
Business Bay offers exceptional amenity density with strong public transport. The mapped inventory covers 441 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
441
Dining
58/100
278 mapped
Shopping
19/100
54 mapped
Health
19/100
31 mapped
Nightlife
57/100
17 mapped bars
HighlightsDubai CanalBusiness hubMixed-use towers
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
+5.8%
3-yr growth
+13%
Gross yield
5.7%
5yr volume
37,614
Median PSF
AED 2,526
Apartments
YoY change
+5.8%
5-yr sales
37,614
DLD transactions
Gross yield
5.7%
Ejari, last 12m
Business Bay is a primarily apartment-based community in Dubai with 37,614 transactions on record over the last five years. Median price per square foot sits at AED 2,526, up 5.8% year-on-year, tracking below the city-wide 7.0% 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 Business Bay median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Property priceAED 2.00M
Down payment25% · AED 499K
Monthly payment
AED 8K
Loan AED 1.50M · 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.
Explore property types:Apartments(45,212)
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
864 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
4 B/R, 5 B/R
5,268–10,139 sqft
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.
Market temperatureBelow average31st percentileDLD transaction velocity, asking-price compression, acceleration and stability · updated 2026-09-08
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
Residents 55%Considering a move 23%Agents / brokers 12%Investors 6%Tourists 3%Unclassified 1%
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 VERDICT
Price momentum is positive over the longer cycle
Business Bay is tracking below Dubai's current 7.0% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+5.8%
3-yr growth
+13%
12m sales
6,014
Forecast
medium
Current PSF
AED 2,095
6-month forecast
-1.9%
Forecast range
1,891–2,219
AED per sqft
Confidence
Medium
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
Business Bay is led by apartments, with 60 named developments and home types available to research.
Named profiles
60
Primary stock
Apartments
Agent evidence
Available
Off-plan mix
64%
Named profiles
60
complete catalogue
Primary stock
Apartments
100% of observed mix
12m sales
6,014
DLD transactions
Agent evidence
Available
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 moderate with 5 of 5 composite inputs available.
Supply pressure
high
Downside
Moderate
Forecast confidence
medium
Mapped greenery
High
Off-plan share
64%
Recent ready/off-plan sales
Supply pressure
High
6,014 sales sampled
Downside profile
Moderate
5 of 5 inputs
Forecast confidence
Medium
Scenario confidence
Market Context
Dubai Property Index
153.7
+7.0% YoY (citywide DLD)
This Area vs Market
Underperforming
+5.8% vs +7.0%
Housing Inflation
5.3%
Annual (Dubai average)
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 · …
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
5y -1.9%10y +5.0%
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
Very goodDS 78/100
Lycee Francais Jean Mermoz L.L.C
French · Pre Primary-G10 · AED 54K/yr · Selective entry
Very goodDS 69/100
Iranian Towheed Boys School
IB · KG1-G12 · AED 15K/yr · Selective entry
GoodDS 66/100
Global Indian International School L.L.C
Indian · Pre Primary-G12 · AED 32K/yr · Selective entry
GoodDS 61/100
Dubai International Private School - Br
US · KG1-G12 · AED 21K/yr · Selective entry
GoodDS 67/100
KHDA-licensed nurseries nearby(7 within range)
Kids Academy0.0 km
Red Wood Nursery 1 (Br Of Kids First Group Llc)0.9 km
REDWOOD EARLY LEARNING CENTER (BR OF KIDS FIRST GROUP L L C)0.9 km
REDWOOD EARLY LEARNING CENTER (Branch OF KIDS FIRST GROUP L L C)0.9 km
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 • 429 total outlets near Business Bay
Amenity access score
100/100
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Food & Drink
278
Restaurants178
Cafes & Coffee79
Bars & Nightlife17
Click to explore venues
Shopping
54
Supermarkets35
Mini Marts13
Click to explore venues
Health
31
Pharmacies11
Clinics13
Click to explore venues
Lifestyle
28
Gyms & Fitness5
Spas0
Salons23
Click to explore venues
Lifestyle Scores
Dining58/100
Shopping19/100
Health19/100
Nightlife57/100
B12 BanksATM26 ATMs
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: September 2026
Transport & LifestyleWell connected
Transit Score
70/100
Based on metro, tram, bus & marine access
Outdoor access score
20/100
Based on the known parks, cycle tracks and local-access inventory; not pedestrian routing
1 Metro
2 Bus
3 Ferry
High greenery
15 park features
High mapped greenery · #12 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
Business Bay (Red)
Bus Routes
F20 (Feeder)F41 (Feeder)
Marine Transport
Business BayGodolphin Marine StationMarasi
Travel times from Business Bay
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Bay Avenue
0.4 km
5 min
walk
3 min
peak
2 min
off-peak
Business Bay Metro
0.5 km
6 min
walk
3 min
peak
2 min
off-peak
Dubai Canal
0.6 km
8 min
walk
3 min
peak
2 min
off-peak
Dubai Mall
1.8 km
20 min
walk
8 min
peak
5 min
off-peak
DIFC
1.6 km
20 min
walk
8 min
peak
5 min
off-peak
Mediclinic Parkview
6 km
12 min
peak
8 min
off-peak
AIR
Dubai Airport T3
13 km
18 min
peak
12 min
off-peak
Mall of Emirates
15 km
20 min
peak
14 min
off-peak
Walkable Destinations
Bay Avenue(5 min)Business Bay Metro(6 min)Dubai Canal(8 min)Dubai Mall(20 min)DIFC(20 min)
What's Reachable by Car
10 min drive
Downtown DubaiDIFCCity WalkAl Quoz
15 min drive
Dubai MallJumeirahAl SafaOud Metha
30 min drive
Dubai MarinaJBRDubai AirportDeira
Lifestyle & Recreation
Parks, beaches, cycling tracks & water activities near Business Bay
Water Transport & Activities
Business Bay
Water Taxi
Godolphin Marine Station
Ferry
Routes: DC1
Marasi
Ferry
Routes: DC2
Airport access
Drive times from Business Bay to Dubai airports
DXBNearest
Dubai International
12.7 km
Off-peak15 min
Normal20 min
Peak hour36 min
Via Dubai-Al Ain Road (E66) or direct via Airport Road
~1 Salik toll gate
DWCFuture Hub
Al Maktoum International
33.8 km
Off-peak41 min
Normal54 min
Peak hour1h 37m
Via Emirates Road (E611) → Expo Road
~2 Salik toll gates
Future: Expanding to become world's largest airport by 2040
AUH
Abu Dhabi International
104.1 km
Off-peak2h 5m
Normal2h 47m
Peak hour5h
Via Sheikh Zayed Road (E11) → Abu Dhabi
~3 Salik toll gates
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)
Tourism
Museum of the Future District
Completed 2024
Development of the area around Museum of the Future as a tech and innovation district.
Completed
Key Benefits:
- Innovation hub
- Tourism attraction
- Tech ecosystem
Health
Dubai Healthcare City Phase 2
Under Construction
Expansion of Dubai Healthcare City with new hospitals, clinics, and medical education facilities.
2026
Key Benefits:
- 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.
Observed listing specialists
Agents with real choice in Business Bay
226 matching sale adverts across 179 agents. Ranked by unique listings, not paid placement or a claim of service quality.
8
View agent
#2 by matching listings
Mazhar Afzal
Agency not supplied by feed
88% of observed sale portfolio here
AED 1.1M–2.6M
#3 by matching listings
Mohammed Khalil
Agency not supplied by feed
100% of observed sale portfolio here
AED 680K–1.6M
Observed 7 Sept 2026. One physical home can be advertised more than once; use this shortlist to find agents with options, then verify the individual RERA licence and interview them.
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.
30-DAY REPRICING
Collecting repricing evidence for Business Bay
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
shadow
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket 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.
Price/sqft Sales
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
2,6222,3792,135
Sales
23Q324Q225Q226Q2
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 1,556/sqft
14,935 sales
Off-plan (developer)
AED 2,324/sqft
26,091 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 | 2,326 | 11,534 |
| 1 B/R | AED 1.50M | 2,005 | 17,862 |
| 2 B/R | AED 2.26M | 1,892 | 8,876 |
| 3 B/R | AED 3.60M | 1,797 | 2,194 |
| 4 B/R | AED 6.17M | 1,789 | 416 |
| 5 B/R | AED 33.6M | 3,685 | 30 |
| 6 B/R | AED 26.1M | 3,107 | 22 |
Ejari rental contracts
Government-filed · 96,256 contracts
+33%2020–2026
AED 70K
AED 65K
AED 74K
AED 85K
AED 95K
AED 95K
AED 93K
2020
2021
2022
2023
2024
2025
2026
6-month forecast
From 2026Q3 · 8 quarters of data
-1.9%over 6mo
AED 2,095/sqft → AED 2,055/sqft
Range AED 1,891 – 2,219· -3.2 pp vs Dubai forecast (+1.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
64% 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
1.4yuntil buying beats renting
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
5.7%
-0.1 pp vs Dubai median
By bedroom type
Studiohigh
6.4%
AED 67K/yr ÷ AED 1.05M
1 B/Rhigh
5.8%
AED 87K/yr ÷ AED 1.50M
2 B/Rhigh
5.5%
AED 125K/yr ÷ AED 2.26M
3 B/Rhigh
4.4%
AED 160K/yr ÷ AED 3.60M
4 B/Rhigh
4.9%
AED 300K/yr ÷ AED 6.17M
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
69.2%
+1.4 pp vs Dubai
Avg LTV
69.2%
2026Q3
Sample
314
financed sales
Trend (3y)
+3.9 pp
12 quarters
LTV trend (last 12 quarters)
2023Q4 · 65%2026Q3 · 69%
Building-level LTV
NOBLES
AED 1.16M loan ÷ AED 1.93M sale · 147 financed
AYKON CITY (2) -TOWER C
AED 1.00M loan ÷ AED 1.50M sale · 133 financed
UPSIDE LIVING
AED 1.05M loan ÷ AED 1.53M sale · 128 financed
ZADA TOWER
AED 800K loan ÷ AED 1.01M sale · 121 financed
Canal Bay
AED 1.87M loan ÷ AED 2.44M sale · 98 financed
Peninsula Three
AED 1.25M loan ÷ AED 1.83M sale · 98 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?
AED
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
+9.4%median premium · 231 listings
44% 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.
Offer guide
Build an opening reference for Business Bay
874 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,913. 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
-11.0%
6 months
-19.1%
1 year
-20.1%
2 years
-13.1%
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 2,095 | 659 | -11.0% |
| 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 | -10.0% |
| 2021Q3 | AED 1,584 | 371 |
Property Mix
By Type
Apartments99.8%
Room Distribution
1 B/R
44%
Studio
34%
2 B/R
17%
3 B/R
4%
4 B/R
1%
Developers3 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsDAMAC Properties
Premium DeveloperEst. 2002
94/100
Excellent
88
Delivery
90
Quality
7.1%
Avg ROI
6.9%
Yield
100+ active projects
48K+ units delivered
AED 24.7B portfolio
Branded residencesLuxury golf communitiesHigh-rise towers
Strengths
- •Branded partnerships (Versace, Cavalli, Trump)
- •Strong ROI
- •Flexible payment plans
Considerations
- •Service charges can be high
- •Some projects delayed historically
Other DAMAC Properties Communities
DAMAC HillsDAMAC Hills 2DAMAC Lagoons
Omniyat
Premium DeveloperEst. 2005
86/100
Very Good
88
Delivery
94
Quality
6.3%
Avg ROI
6%
Yield
15+ active projects
Ultra-luxuryBoutique developmentsArchitectural excellence
Strengths
- •Exceptional quality
- •Unique architecture
- •Prime locations
Considerations
- •Ultra-premium pricing
- •Limited availability
Other Omniyat Communities
The OpusOne PalmThe AlbaThe SterlingDorchester Collection
Dubai Properties
Established DeveloperGovernment BackedEst. 2004
85/100
Very Good
82
Delivery
84
Quality
6.5%
Avg ROI
6.4%
Yield
40+ active projects
Family communitiesTownhouse developmentsIntegrated living
Strengths
- •Family-oriented communities
- •Good value
- •Established infrastructure
Considerations
- •Less brand premium than Emaar
- •Some aging stock
Other Dubai Properties Communities
MudonRemraamJBRVillanovaLa Vie
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Healthcare facilities1 facilities
Loading air quality data...
Land valuations (official)
Avg. Commercial Land Value
AED 18,500/sqm
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
1
SAVANA HOMES REAL ESTATE
993 licensed agents
2
HARBOR REAL ESTATE BROKER L.L....
304 licensed agents
3
METROPOLITAN PREMIUM PROPERTIE...
262 licensed agents
4
HAUS & HAUS REAL ESTATE BROKER
251 licensed agents
5
ENGEL AND VOELKERS REAL ESTATE...
195 licensed agents
Featured Agents
SHOKIR BOTIROVICH
METROPOLITAN PREMIUM PROPERTIES...
+971 46 019 359License: 88873 • Valid until 2026-09-29
MOHAMED AHMED
METROPOLITAN PREMIUM PROPERTIES...
+971 43 622 222License: 44804 • Valid until 2026-01-15
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in Business Bay
29,481 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
4.8%
Before service charges and costs
New / renewed
16,357 / 13,124
Contract counts
Rent by Bedroom Type
studio Bedrooms
6676 contracts
AED 67K/yr
AED 5,583/mo
1 Bedroom
11802 contracts
AED 87K/yr
AED 7,250/mo
2 Bedrooms
7997 contracts
AED 125K/yr
AED 10,417/mo
3 Bedrooms
2808 contracts
AED 160K/yr
AED 13,333/mo
4 Bedrooms
183 contracts
AED 300K/yr
AED 25,000/mo
Rental market by bedrooms
Studio/1BR
AED 87,000/yr(11802 contracts)
2 Bedrooms
AED 125,000/yr(7997 contracts)
3 Bedrooms
AED 160,000/yr(2808 contracts)
4 Bedrooms
AED 300,000/yr(183 contracts)
studio Bedrooms
AED 67,000/yr(6676 contracts)
Source: DLD Ejari rental contracts
Off-plan risk
38/100
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.
Moderate fragility · score 51/100 · 5/5 inputs
- •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 greeneryParks
15
Gardens
33
Woods / forest
0
Recreation grounds
0
Pitches
9
Grass / lawns
27
Total features
86
Named parks
12
Satellite vegetation
8.1%
Counts 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.
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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 1,996,999, with a median price per square foot of AED 2,526. Prices have changed +5.8% year-over-year as of September 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 37,614 property transactions over the past 5 years. The current year-over-year price change is +5.8%, with 6,014 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 September 2026.How we built this.