How to sell an apartment in Dubai in Residence 110 – analysis 2025 — 14.12.2025

How to sell an apartment in Residence 110 – in this article we analyse real transaction data, prices, rental yields and liquidity for owners and investors.

Is a 1-bedroom apartment in Residence 110 Dubai a good investment

Is a 1-bedroom apartment in Residence 110 Dubai a good investment if you are worried that high service charges and maintenance can quietly erode your returns? The short answer is that this building in Business Bay shows solid headline numbers in our dataset: a median purchase price around AED 1.99M and an estimated gross yield of about 6.3%. But for a serious investor, the real question is what remains after all recurring costs – and whether Residence 110 still outperforms alternatives once you factor in service charges, maintenance, vacancy and transaction costs.

In this article we use an investor-focused lens: we break down actual transaction data for 1-bedroom units in Residence 110, compare them to current listing levels, build realistic rental and ROI scenarios, and then show how different assumptions on service charges and running expenses impact your net yield. The goal is not to sell you a unit, but to quantify the trade-offs so you can decide if this is the right risk–return profile for your portfolio.

What you must know about the Dubai market before selling

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Before you judge whether Residence 110 is attractive, it helps to anchor it in the broader Dubai and Business Bay context, especially from an income-investor perspective.

Dubai’s central freehold districts have been through several price cycles, but the current phase is characterised by three structural features important for you as an investor:

• Strong demand for central, well-connected 1-bedroom units from both tenants and buyers.
• Growing awareness of the impact of service charges and maintenance on net yield, especially in high-amenity towers.
• An increasing spread between “headline yields” and what investors actually pocket after all recurring costs.

Business Bay sits at the intersection of lifestyle and business demand. For 1-bedroom apartments in good-quality buildings, typical service charge ranges often fall somewhere around AED 16–25 per sq ft per year, depending on amenities and management efficiency. This means that in a 1,050–1,100 sq ft apartment, you might easily be paying AED 17,000–27,000 per year in service charges alone, before any maintenance, agency, or vacancy costs.

When you see a gross yield around 6–7% on paper, a large chunk of that can be eaten up by these recurring costs. The question for Residence 110 is whether its income profile and liquidity compensate for this drag, or if your capital would be better deployed in a lower-charge building with slightly lower rents but materially higher net yield.

Deal history for the building: price and demand dynamics

Our dataset for Residence 110 includes 30 sale transactions for 1-bedroom apartments over roughly the last 12 months (from February 2024 to February 2025). All of these were ready apartments, which gives a clean picture of achieved prices in an operational building, not off-plan promises.

Based on this sample of 30 transactions, the median purchase price for a 1-bedroom was around AED 1,991,025, with a median size in the low 1,000s sq ft and a median price per square foot of about AED 1,850. This places Residence 110 in the upper tier of Business Bay pricing for 1-bedroom stock, reflecting its location, building quality and unit sizes.

Looking at individual examples in the dataset:

• Some units traded around AED 1.79M–1.93M for approximately 1,020–1,025 sq ft (about AED 1,750–1,890 per sq ft).
• Other units achieved above AED 2.0M for 1,100+ sq ft (roughly AED 1,800–1,900 per sq ft).

This suggests that buyers are willing to pay a premium for larger layouts and possibly for better views or floor levels. For an investor, this matters because service charges are generally calculated per sq ft. If you buy a larger unit with only a modest uplift in achievable rent versus a slightly smaller one, your service-charge burden as a percentage of rent can be worse, and your net yield can compress.

The deal flow itself is healthy for a single building: an estimated 2.5 transactions per month in our sample. This indicates good liquidity, which is attractive from an exit standpoint. You are not locked into an illiquid niche asset; Residence 110 has an active group of both buyers and sellers around this 1-bedroom product.

Official data sources and live market tools

For readers who want to explore the raw data behind this analysis, here are the key open sources:

• 
  Dubai Land Department open data (historical transactions)
  
• 
  Property Finder – live listings and asking prices
  
• 
  Bayut – live listings and asking prices
  

Recent sales in this building

Transaction Date	Price	Property Size	Price Psf	Status
2025-02-10	1851840	1108	1671	Ready
2025-02-10	2002000	1106	1810	Ready
2024-11-29	2094000	1108	1890	Ready
2024-10-28	2006200.7	1023	1961	Ready
2024-09-27	1788820	1023	1748	Ready
2024-07-08	1924000	1023	1880	Ready
2024-07-02	2013000	1106	1820	Ready
2024-06-13	2026000	1023	1980	Ready
2024-05-15	1789590	1023	1749	Ready
2024-05-09	1934000	1023	1890	Ready

Current listings and liquidity: what apartments are really asking now

To understand today’s pricing expectations, we analyse the live listings dataset for 1-bedroom apartments in Residence 110. At the time of analysis, our sample includes 3 resale listings, all completed units. The median asking price is about AED 2,300,000, with a median size of 1,106 sq ft and a median asking price per sq ft near AED 2,259.

Compared to the median achieved price per sq ft of roughly AED 1,850 in the last 12 months, this implies an ask-to-sold price gap of about 22% at the price-per-foot level, according to the overheat stats in our dataset. In other words, sellers are currently testing the market at a premium versus recent transaction benchmarks.

From an investor’s angle, this has three implications:

• Entry yield compression: if you buy closer to AED 2.3M rather than the AED 1.99M median, your gross yield falls unless your rent is substantially above current levels.
• Negotiation room: the 22% ask-versus-sold gap suggests there may be room to negotiate, especially if a seller is targeting yield-focused investors rather than end-users.
• Exit risk: if you enter at today’s aggressive asking prices, your resale upside depends on the market “catching up” to these levels. Otherwise, your capital gain potential is limited and your return comes mostly from income.

Inventory is relatively tight. With an estimated 2.5 transactions per month and only 3 units for sale in our sample, the months-of-inventory metric sits around 1.2 months. For investors this is a positive liquidity signal: in normal market conditions, well-priced units should not sit unsold for long. However, this only applies if your asking price is aligned with achieved transaction levels, not the top of the current listing range.

Current sale listings in this building

Listed Date	Price Value	Size Sqft	Price Psf	Status
2025-12-08	2190000	1106	1980	completed
2025-11-07	2300000	1018	2259	completed
2025-06-02	2600000	1108	2347	completed

Rent and yields: detailed view for investors

While we do not have a large dataset of registered rental contracts for Residence 110 itself, active rental listings and the building’s ROI model give a workable starting point for investors building their own scenarios.

In our sample, 2 rental listings for 1-bedroom units are advertised between AED 123,000 and AED 127,500 per year, with a median of about AED 125,250 and median size around 1,034 sq ft. That translates roughly to AED 121 per sq ft per year in asking rents.

Using these rent figures together with the sales data, the pre-computed ROI stats for Residence 110 indicate the following for a typical 1-bedroom:

• Median sale price used in model: AED 1,991,025
• Estimated annual rent: AED 125,250
• Gross yield: about 6.29%
• Price-to-rent ratio: roughly 15.9

These are respectable headline figures for a central Dubai location. However, the real question for a sophisticated investor is: Is a 1-bedroom apartment in Residence 110 Dubai a good investment once you account for service charges and maintenance?

From gross to net: service charge and maintenance impact

The building’s exact service charge rate per sq ft is not provided in this dataset, so we must work with illustrative ranges based on typical Business Bay towers with similar specs. Suppose your 1-bedroom unit is around 1,050 sq ft:

• If service charges are AED 18 per sq ft/year, your annual service charge bill is about AED 18,900.
• At AED 22 per sq ft/year, that bill rises to around AED 23,100.

On top of this, you should budget for ongoing maintenance, minor capex, landlord-paid utilities (if any), agency and marketing fees on re-letting, and short vacancy periods. Conservatively, many investors assume 5–10% of annual rent for these additional costs in the long run.

Let us build three simplified scenarios to see how this transforms your yield. All numbers are indicative, using the ROI model’s rent and price as the base:

• Purchase price: AED 1,991,025 (median in our sale dataset)
• Annual rent: AED 125,250 (median estimate)
• Unit size: assume 1,050 sq ft for service-charge calculations

Scenario A: Low service charge, disciplined cost control

• Service charge: AED 18 per sq ft → AED 18,900/year
• Other operating costs (maintenance, vacancy, agency, minor capex): 7% of rent → about AED 8,800/year

Total recurring costs: approximately AED 27,700/year. Net operating income (NOI) ≈ AED 125,250 − 27,700 ≈ AED 97,550.

Net yield ≈ 97,550 / 1,991,025 ≈ 4.9%.

Scenario B: Mid-range service charge, moderate cost structure

• Service charge: AED 21 per sq ft → about AED 22,050/year
• Other operating costs: 8% of rent → around AED 10,000/year

Total recurring costs: roughly AED 32,050/year. NOI ≈ AED 93,200.

Net yield ≈ 93,200 / 1,991,025 ≈ 4.7%.

Scenario C: Higher service charge, less efficient operations

• Service charge: AED 24 per sq ft → about AED 25,200/year
• Other operating costs: 10% of rent → about AED 12,500/year

Total recurring costs: ≈ AED 37,700/year. NOI ≈ 87,550.

Net yield ≈ 87,550 / 1,991,025 ≈ 4.4%.

These scenarios illustrate how a seemingly attractive 6.3% gross yield can realistically land in the 4.4–4.9% net yield range for an unleveraged investor, once you include service charges and typical running expenses. If you buy closer to the current median asking price of AED 2.3M instead of the AED 1.99M transaction median, net yields compress further by 10–15% unless you also achieve a premium on rent.

For comparison, some lower-amenity buildings or communities with more modest positioning can deliver lower absolute rent but also significantly lower service charges per sq ft, which in some cases can push net yields closer to or above the 5.5–6% level on a similar capital outlay. The trade-off is usually weaker tenant profile, lower capital appreciation prospects, or less liquidity. Residence 110 positions itself more as a balanced “prime income + capital preservation” play rather than a pure high-yield asset.

Seller strategy: how to prepare and sell this type of apartment in Dubai

If you already own a 1-bedroom in Residence 110 and consider selling, investor buyers will scrutinize your service charge and maintenance history as much as your view and layout. With gross yields around 6.3% and realistic net yields below that, anything you can do to demonstrate efficient cost control will directly support your asking price.

Based on the sales and listing data in our sample, here is a practical strategy for sellers:

• Price relative to achieved deals, not just current listings. Our dataset shows a median transacted price near AED 1.99M, while current median asking prices stand around AED 2.3M. If you want to attract investors, a realistic range slightly above recent transaction medians but below the listing median can create real urgency.
• Prepare a transparent cost summary. Have the latest service charge statement, a 2–3 year maintenance cost overview, and any major capex invoices ready. An investor will often model net yield on the spot; if your building and unit look efficient versus similar Business Bay towers, that can justify paying a premium.
• Highlight vacancy and rent track record. If your unit has historically leased quickly at or above the current rent median (around AED 125k in our sample), show leases and proof of payment. Fast absorption and low vacancy are as important as the rent level itself.
• Consider selling with a tenant in place. Some investors prefer a “plug-and-play” income stream. A current lease at a market-aligned rent, with clear documentation of costs, can make your 1-bedroom more attractive than a vacant unit with uncertain future rent.
• Be realistic about investor target yield. Many experienced investors in Business Bay will want to see net yields in the mid-4% range at least, given the profile of Residence 110. Reverse engineer your asking price from what a typical investor is willing to accept in net yield, using your own historic costs as input.

In this context, Is a 1-bedroom apartment in Residence 110 Dubai a good investment is exactly the question your buyer will be asking. Your job as a seller is to provide clean, credible numbers that show how your particular unit performs within the building’s general statistics.

Investor scenarios: risks, exit strategies and upside

From a buyer’s standpoint, Residence 110 offers a combination of central location, high-quality building, and strong liquidity. But like any Business Bay tower with a full amenity set, service charges and maintenance must be underwritten carefully, especially if you are building a larger income portfolio.

Key risks to consider

• Net yield compression: As shown in the scenarios above, your net yield can fall into the 4.4–4.9% range once you include realistic service charges and running costs. If you overpay on entry, this might drop closer to 4%.
• Service charge inflation: If building operating costs rise faster than rents, net yields can be squeezed further. Review the owners’ association minutes and recent service charge history to understand the trend.
• Market rent volatility: In some cycles, headline rents in Business Bay soften, while service charges are sticky or rising. Your gross income can fall while your major running cost remains fixed or even increases.
• Capex risk: Even good buildings eventually need major system upgrades (chillers, lifts, façade works). Special assessments or higher service charges can temporarily drag returns.

Upside and exit strategy

The upside case for Residence 110 is built on three pillars supported by our data:

• Liquidity: About 30 transactions for 1-beds in the last 12 months in our dataset and an estimated 2.5 deals per month signal that, in normal conditions, you should be able to exit within a reasonable timeframe if you price sensibly.
• Rental depth: Active listings around AED 123k–127.5k per year and a central Business Bay location suggest a deep tenant pool, particularly of professionals seeking proximity to Downtown and major business hubs.
• Capital stability: A median achieved price per sq ft around AED 1,850 in a prime corridor indicates that Residence 110 is not a fringe product. Even if yields are mid-range rather than exceptional, capital preservation and moderate appreciation potential are realistic.

For a medium-term investor (5–7 years), a typical strategy might look like this:

• Buy close to the transaction median (or modestly above) rather than the top current asking prices.
• Structure your financing so that net yield after mortgage costs still leaves a comfortable buffer, assuming a net yield around 4.5–4.8% on current numbers.
• Actively manage service-charge and maintenance exposure by attending owners’ meetings, voting for efficient management, and keeping a close eye on building budgets.
• Plan your exit in a year of stronger transaction volumes and limited competing inventory; Residence 110’s low months-of-inventory metric can work in your favour if you time the market well.

For investors who prioritise building quality, location and liquidity over maximum yield, Is a 1-bedroom apartment in Residence 110 Dubai a good investment becomes a portfolio construction question: do you want a core, relatively defensive Business Bay asset with mid-4% net yields, or would you rather seek 5.5–6%+ net in a more peripheral or lower-spec building with different risk characteristics?

Summary and answers to common questions

Pulling all of the above together, our dataset for Residence 110 shows:

• Median 1-bedroom sale price around AED 1.99M over the last year, at about AED 1,850 per sq ft.
• Current asking prices for 1-beds around AED 2.3M on average, which is roughly 22% higher per sq ft than recent achieved levels.
• Estimated median rent of approximately AED 125k per year, supported by live listings, translating to a gross yield near 6.3%.
• Realistic net yields in the mid-4% range once you incorporate typical service charges and running costs.
• Good building liquidity, with an estimated 2.5 sales per month for 1-beds in our sample and low months-of-inventory.

Against this backdrop, the nuanced answer to the question “Is a 1-bedroom apartment in Residence 110 Dubai a good investment?” is:

• Yes, if you are seeking a central, relatively defensive Business Bay asset with solid liquidity and are comfortable targeting net yields around 4.5% while prioritising building quality and tenant profile.
• Probably not ideal if your primary objective is maximising net yield and you are willing to compromise on location or building grade to reach higher than 5.5–6% net returns.

FAQ

Q: How much can high service charges reduce my yield in Residence 110?
A: Based on typical Business Bay ranges and our rent and price assumptions, moving from a low to higher service-charge and maintenance scenario can shave roughly 0.4–0.5 percentage points off your net yield. That is the difference between, for example, around 4.9% and 4.4% net on an unleveraged basis.

Q: Are current listing prices in Residence 110 justified by the rental income?
A: At a median asking price of about AED 2.3M and a rent around AED 125k, your gross yield slips below the 6.3% level implied by past transactions and can trend towards the mid-5% range. After service charges and maintenance, net yield may fall close to or even below 4.5%, so your business case then depends more on capital appreciation and the quality of the building rather than pure income.

Q: How does Residence 110 compare to other Business Bay options?
A: Residence 110 sits in the higher pricing band per sq ft, with good liquidity and strong rental positioning. Some alternative buildings may offer slightly lower headline rents but materially lower service charges, which can produce higher net yields for the same capital. Others may be cheaper but come with weaker tenant profiles or lower-quality management. The right choice depends on whether you prioritise net yield, capital growth, or a balance of both.

Q: Who is the ideal investor profile for a 1-bedroom in Residence 110?
A: Typically, someone building a diversified Dubai portfolio who values central location, stable tenant demand and liquidity, and who is satisfied with mid-4% net yields in exchange for a more “core” asset. For such an investor, a carefully priced 1-bedroom in Residence 110 can be a rational, balanced addition to the portfolio.