BT indices · Thu, 22 Oct 2026
Community · #1 by 12M value
Market bulletin · Thu, 22 Oct 2026
Business Bay recorded 227 sales worth AED 536M in the 30 days to Thu, 22 Oct 2026, up 44.6% on the previous 30 days. Over the last week 77 sales were registered (AED 202M), against 31 the week before.
The median sale over the last three months was AED 1.67M, or AED 2,028/sqft — like-for-like prices per sqft down 3.5% on the previous three months and up 12.4% on a year earlier. Monthly medians over the past year ranged from AED 2,014/sqft to AED 2,710/sqft.
By market over 12 months: developer off-plan sales 46.9%, off-plan resales 10.6%, secondary (ready) sales 42.5%. Off-plan resales traded at a median 10.3% discount to developer prices per sqft.
Bugatti Residences was the most active project by value over 12 months (26 sales, AED 1.47B), and Binghatti the leading developer with 30.9% of value.
Leases registered in the last three months had a median annual rent of AED 85K; like-for-like rent per sqft is up 17.9% on the previous three months. The best gross yield is on Studio apartments at about 6.9%.
Median AED/sqft
Monthly median of all registered sales
| Date | AED/sqft |
|---|---|
| Oct 26 | AED 2,042 |
| Sept 26 | AED 2,014 |
| Aug 26 | AED 2,046 |
| Jul 26 | AED 2,081 |
| Jun 26 | AED 2,304 |
| May 26 | AED 2,216 |
| Apr 26 | AED 2,529 |
| Mar 26 | AED 2,556 |
| Feb 26 | AED 2,448 |
| Jan 26 | AED 2,710 |
| Dec 25 | AED 2,595 |
| Nov 25 | AED 2,516 |
| Oct 25 | AED 2,470 |
| Sept 25 | AED 2,657 |
| Aug 25 | AED 2,475 |
| Jul 25 | AED 2,428 |
| Jun 25 | AED 2,475 |
| May 25 | AED 2,294 |
| Apr 25 | AED 2,250 |
| Mar 25 | AED 2,351 |
| Feb 25 | AED 2,061 |
| Jan 25 | AED 2,170 |
| Dec 24 | AED 2,247 |
| Nov 24 | AED 2,099 |
Off-plan vs resale vs secondary
Monthly median AED/sqft by market (months with 10+ sales)
| Date | Off-plan (developer) | Off-plan resale | Secondary (ready) |
|---|---|---|---|
| Oct 26 | AED 2,443 | AED 2,549 | AED 1,911 |
| Sept 26 | AED 2,481 | — | AED 1,816 |
| Aug 26 | AED 2,734 | AED 2,320 | AED 1,719 |
| Jul 26 | AED 2,494 | AED 2,127 | AED 1,891 |
| Jun 26 | AED 2,592 | AED 2,411 | AED 1,798 |
| May 26 | AED 2,627 | AED 2,448 | AED 1,689 |
| Apr 26 | AED 2,721 | AED 2,446 | AED 1,850 |
| Mar 26 | AED 2,664 | AED 2,663 | AED 2,016 |
| Feb 26 | AED 2,860 | AED 2,522 | AED 2,023 |
| Jan 26 | AED 3,032 | AED 2,480 | AED 1,859 |
| Dec 25 | AED 2,782 | AED 2,517 | AED 1,914 |
| Nov 25 | AED 2,725 | AED 2,526 | AED 1,876 |
| Oct 25 | AED 2,605 | AED 2,537 | AED 1,963 |
| Sept 25 | AED 2,775 | AED 2,535 | AED 1,704 |
| Aug 25 | AED 2,739 | AED 2,493 | AED 1,213 |
| Jul 25 | AED 2,583 | AED 2,448 | AED 1,763 |
| Jun 25 | AED 2,613 | AED 2,546 | AED 1,686 |
| May 25 | AED 2,434 | AED 2,447 | AED 1,835 |
| Apr 25 | AED 2,548 | AED 2,396 | AED 1,598 |
| Mar 25 | AED 2,509 | AED 2,424 | AED 1,700 |
| Feb 25 | AED 2,542 | AED 2,441 | AED 1,622 |
| Jan 25 | AED 2,636 | AED 2,404 | AED 1,587 |
| Dec 24 | AED 2,308 | AED 2,397 | AED 1,489 |
| Nov 24 | AED 2,571 | AED 2,369 | AED 1,696 |
Sales per month
Registered sales by market
| Date | Off-plan (developer) | Off-plan resale | Secondary (ready) |
|---|---|---|---|
| Oct 26 | 32 | 13 | 125 |
| Sept 26 | 50 | 5 | 126 |
| Aug 26 | 40 | 27 | 101 |
| Jul 26 | 44 | 42 | 144 |
| Jun 26 | 65 | 40 | 118 |
| May 26 | 45 | 44 | 105 |
| Apr 26 | 134 | 32 | 124 |
| Mar 26 | 112 | 42 | 93 |
| Feb 26 | 137 | 59 | 213 |
| Jan 26 | 437 | 53 | 294 |
| Dec 25 | 578 | 69 | 277 |
| Nov 25 | 469 | 83 | 278 |
This market against its own past: each window vs the one before it and vs the same window a year earlier.
| Window | Sales | vs prior | Value | AED/sqft | vs prior |
|---|---|---|---|---|---|
| Last 1 month | 227 | up 44.6% | AED 536M | 2,041 | down 0.8% |
| Last 3 months | 558 | down 13.5% | AED 1.54B | 2,028 | down 8.0% |
| Last 6 months | 1,203 | down 66.8% | AED 3.30B | 2,140 | down 16.4% |
| Last 12 months | 4,938 | down 64.0% | AED 13.77B | 2,471 | up 5.8% |
Raw medians — the headline change above is like-for-like (same market, type and bedrooms).
| Market | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Off-plan (developer) | 2,314 | 47% | AED 2.55M | 2,762 | up 6.2% |
| Off-plan resale | 525 | 11% | AED 1.70M | 2,477 | up 1.4% |
| Secondary (ready) | 2,099 | 43% | AED 1.47M | 1,871 | up 15.4% |
| Bedrooms | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Studio | 1,213 | 25% | AED 1.13M | 2,500 | down 2.5% |
| 1 bedroom | 2,140 | 43% | AED 2.01M | 2,468 | up 11.1% |
| 2 bedrooms | 1,232 | 25% | AED 3.02M | 2,399 | up 16.7% |
| 3 bedrooms | 288 | 6% | AED 4.75M | 2,405 | up 34.0% |
| 4 bedrooms | 50 | 1% | AED 8.64M | 3,061 | up 51.5% |
| 5+ bedrooms | 14 | 0% | AED 33.0M | 3,623 | up 16.8% |
| Type | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Apartments | 4,723 | 96% | AED 2.08M | 2,482 | up 5.8% |
| Hotel apartments | 215 | 4% | AED 950K | 1,791 | down 3.2% |
| Price | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Under AED 2M | 2,348 | 48% | AED 1.25M | 2,201 | down 3.3% |
| AED 2M–10M | 2,481 | 50% | AED 2.73M | 2,639 | up 6.2% |
| AED 10M–50M | 103 | 2% | AED 18.1M | 3,885 | down 3.7% |
| AED 50M+ | 6 | 0% | AED 78.3M | 8,759 | up 23.0% |
Leases registered with Ejari / DLD.
Median annual rent
Monthly median of registered leases (new and renewed)
| Date | Annual rent |
|---|---|
| Oct 26 | AED 90K |
| Sept 26 | AED 87K |
| Aug 26 | AED 85K |
| Jul 26 | AED 87K |
| Jun 26 | AED 79K |
| May 26 | AED 95K |
| Apr 26 | AED 98K |
| Mar 26 | AED 105K |
| Feb 26 | AED 106K |
| Jan 26 | AED 102K |
| Dec 25 | AED 100K |
| Nov 25 | AED 98K |
| Oct 25 | AED 100K |
| Sept 25 | AED 98K |
| Aug 25 | AED 95K |
| Jul 25 | AED 96K |
| Jun 25 | AED 97K |
| May 25 | AED 100K |
| Apr 25 | AED 98K |
| Mar 25 | AED 95K |
| Feb 25 | AED 95K |
| Jan 25 | AED 96K |
| Dec 24 | AED 96K |
| Nov 24 | AED 92K |
| Studio apartments | AED 65K / AED 940K | 6.9% |
|---|---|---|
| 1 BR apartments | AED 85K / AED 1.44M | 5.9% |
| 2 BR apartments | AED 125K / AED 2.25M | 5.6% |
| 3 BR apartments | AED 160K / AED 3.50M | 4.6% |
| 4 BR apartments | AED 300K / AED 6.92M | 4.3% |
| Bedrooms | Leases | Median rent | New leases | AED/sqft/yr |
|---|---|---|---|---|
| Studio | 4,122 | AED 65K | AED 65K | 138 |
| 1 BR | 7,473 | AED 85K | AED 90K | 116 |
| 2 BR | 4,533 | AED 125K | AED 135K | 96 |
| 3 BR | 1,609 | AED 160K | AED 184K | 79 |
| 4 BR | 113 | AED 300K | AED 310K | 87 |
By sales value, last 12 months
| Project | Sales 12M | AED/sqft | 3M |
|---|---|---|---|
| Bugatti ResidencesBusiness Bay | 26 | 5,436 | — |
| DWTN Residences - Downtown ResidencesBusiness Bay | 294 | 2,773 | — |
| Al Habtoor TowerBusiness Bay | 177 | 2,661 | — |
| One by BinghattiBusiness Bay | 172 | 2,205 | up 2.7% |
| Tiger Sky TowerBusiness Bay | 156 | — | — |
| Volante 2Business Bay | 12 | — | — |
| Burj Binghatti by Jacob & CoBusiness Bay | 27 | — | — |
| Avarra - Business Bay Palace ResidencesBusiness Bay | 59 | — | — |
| One River PointBusiness Bay | 79 | 2,714 | — |
| Bayz 102 By DanubeBusiness Bay | 93 | — | — |
| Avarra by PalaceBusiness Bay | 67 | — | — |
| Vela VientoBusiness Bay | 8 | — | — |
| Binghatti Aquarise Tower DBusiness Bay | 97 | 2,457 | — |
| Binghatti Aquarise Tower ABusiness Bay | 101 | 2,404 | — |
| Peninsula ThreeBusiness Bay | 118 | 2,649 | unchanged 0.0% |
Their sales here only, last 12 months
| Developer | Sales 12M | AED/sqft | Share |
|---|---|---|---|
| Binghatti | 1,121 | 2,673 | 30.9% |
| Deyaar Development | 441 | 2,672 | 8.9% |
| Damac Properties | 755 | 1,783 | 8.8% |
| Al Habtoor Group | 229 | 2,627 | 5.9% |
| Select Group | 408 | 2,577 | 5.5% |
| Tiger Properties - Tiger Real Estate | 200 | 2,132 | 4.5% |
| Omniyat Properties | 83 | 2,438 | 4.2% |
| Dubai Properties | 194 | 1,463 | 3.4% |
| Danube Properties | 157 | 2,939 | 3% |
| Ellington Properties Development | 106 | 2,631 | 2.8% |
Communities with the closest 12-month median AED/sqft
| Name | Sales 12M | AED/sqft | 3M |
|---|---|---|---|
| Dubai Hills Estate | 2,161 | 2,367 | up 2.0% |
| Dubai Media City | 121 | 2,150 | up 8.8% |
| The Hills | 50 | 2,448 | — |
| Jumeirah Islands | 696 | 2,536 | down 0.9% |
| Jumeirah Heights | 57 | 2,380 | — |
| Sobha Hartland 2 | 990 | 2,600 | down 1.5% |
| Dubai Creek Harbour | 3,125 | 2,525 | down 4.2% |
| The Old Town | 80 | 2,167 | — |
| Price | Property | Date |
|---|---|---|
| AED 63.0M | 4 BR Apartment · 6,788 sqftBugatti Residences | 17 Aug |
| AED 46.3M | 3 BR Apartment · 9,197 sqft | 18 Oct |
| AED 43.5M | 4 BR Apartment · 6,185 sqftVela Viento | 6 Aug |
| AED 36.2M | 4 BR Apartment · 5,276 sqftVela Viento | 1 Aug |
| AED 36.0M | 5+ BR Apartment · 5,619 sqftBurj Binghatti by Jacob & Co | 12 Aug |
| AED 28.0M | 3 BR Apartment · 4,932 sqftBugatti Residences | 10 Sept |
Dubai property registrations totaled AED 978m on 22 October 2026 across 484 sales transactions, driven by strong off-plan activity in Damac Lagoons and Dubai Hills Estate.
Dubai recorded 1,185 real estate transactions worth AED 3.13 billion, with primary market activity accounting for more than two-thirds of total volume led by prime coastal and master-planned communities.
The median sale price in Business Bay over the last three months was AED 2,028 per sqft (median sale AED 1.67M), based on 558 sales registered with Dubai Land Department.
Like-for-like prices per sqft are up 12.4% on a year earlier and down 3.5% on the previous three months.
4,938 sales worth AED 13.77B were registered in the last 12 months: 47% developer off-plan, 11% off-plan resales and 43% secondary (ready) sales.
The median annual rent on leases registered in the last three months was AED 85K, and the best gross rental yield is about 6.9%.
Source: Dubai Land Department registrations, data through Thu, 22 Oct 2026. Medians need at least five sales; like-for-like changes compare the same market, property type and bedroom count. DLD files townhouses as villas — we split them out where the project or unit name says townhouse.
BT AI Market Desk
Create a free BT AI account to receive the daily, weekly and monthly reports by email, and search every Dubai Land Department sale and rental behind them.