How to sell an apartment in Dubai in Vezul Residence – analysis 2025 — 01.01.2026

How to sell a home in Vezul Residence – in this article we analyse real transaction data, prices, rental yields and liquidity for owners and investors.

For clarity, we may refer to the same unit as an apartment, a property, or a home depending on context.

How to sell a 1-bedroom apartment in Vezul Residence Dubai

How to sell a 1-bedroom apartment in Vezul Residence Dubai if you have been running it as a short-term rental with strong occupancy, good reviews and a holiday homes license? The answer is not only about the right price per square foot. For this building in Business Bay we can see clear numbers on recent sales, active listings and rental yields, and these figures show how your income history, ratings on platforms and compliance status actually change your achievable price and your pool of buyers.

In the analysed dataset for Vezul Residence, 1-bedroom units are trading in a fairly narrow band, with a recent median sale price of around AED 1.4M and a typical gross yield estimate of about 7.9%. That is precisely why a seller with a daily-rental history needs to decide early: are you selling to an end-user who does not care about your Airbnb calendar, or to an investor who will price your apartment as a running business? In this guide we will use current numbers for this tower to map out how to position and sell your unit, when to talk about ROI, and when it is better to “switch off” the holiday-home story.

What you must know about the Dubai market before selling

Before deciding how to sell a 1-bedroom apartment in Vezul Residence Dubai, it helps to frame your expectations against the hard data from this building and the current listing environment.

In our sample of 30 sales transactions for 1-bedroom apartments in Vezul Residence since March 2023, the overall median price is around AED 1,227,500 with a median price per square foot close to AED 1,464. Over the most recent 12-month period within this dataset, the median sale price moves higher, to about AED 1,400,000 and AED 1,616 per square foot. This points to a clear upward trend in achieved prices in the building itself, not just in Business Bay generally.

On the supply side, our sample of active sale listings for 1-bedroom units shows a median asking price of AED 1,350,000 at an even higher median asking level of roughly AED 1,735 per square foot, with a typical advertised size of about 783 sq ft. When asking prices are above recent transaction medians, it usually means two things:

Sellers are testing the market and leaving room for negotiation.
Only apartments with superior features (view, layout, fit-out, operator track record) will actually clear at the top end of the range.

For a landlord exiting a short-term model, this context is crucial. You are not selling in a vacuum: buyers can see both the historical transfers and current competition. Your daily-rental story must therefore justify why your specific unit deserves a premium above the “plain vanilla” 1-bedroom in Vezul Residence.

Deal history for the building: price and demand dynamics

In our analysed dataset of 30 sale transactions for 1-bedroom apartments in Vezul Residence between early 2023 and late 2025, all deals are for ready units. This is a fully completed, lived-in product, not an off-plan speculation tower, which already attracts a slightly more conservative, income-focused buyer base.

The key numbers from this sample are:

Overall median sale price: about AED 1,227,500.
Overall median price per sq ft: roughly AED 1,464.
Last-12-month sample: 9 transactions, with median price at about AED 1,400,000 and median price per sq ft around AED 1,616.

Looking at individual recent transfers in our dataset, 1-bedroom units have changed hands between roughly AED 1.1M and AED 1.5M, depending on size and specifics. Example records include:

Approx. 778 sq ft units selling around AED 1.22M–1.32M (about AED 1,575–1,697 per sq ft).
Larger 900+ sq ft layouts selling closer to AED 1.37M–1.50M (roughly AED 1,506–1,786 per sq ft).
Atypical large 1-bedroom of around 1,020 sq ft sold in this sample at about AED 1.15M (circa AED 1,127 per sq ft), showing that layout and condition can drag the price per sq ft down even at large sizes.

Demand-wise, our sample captures around 9 sales over the most recent 12 months, or an estimated 0.75 deals per month for 1-beds in this building. This is a healthy but not hyper-liquid picture: units do sell, but buyers have choice and negotiate. For a short-term rental landlord this means your unit is competing for a limited pool of buyers each month, and you need clear differentiation: view, furnishings, performance metrics, and legal cleanliness (especially around holiday homes licensing and permits).

When buyers see that actual sold price per sq ft has been hovering in the AED 1,600 range recently while current asking prices are higher, they will naturally challenge any “Airbnb premium” you propose unless you can show them that your income and ratings support their required yield.

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:

Recent sales in this building

Transaction Date	Price	Property Size	Price Psf	Status
2025-11-03	1400000	901	1554	Ready
2025-10-12	1467576.18	901	1630	Ready
2025-09-08	1100000	778	1414	Ready
2025-05-15	1500000	840	1786	Ready
2025-04-07	1500000	902	1664	Ready
2025-02-19	1320000	778	1697	Ready
2025-01-30	1370000	910	1506	Ready
2024-12-20	1470000	910	1616	Ready
2024-11-04	1150000	1021	1127	Ready
2024-10-08	1225000	778	1575	Ready

Current listings and liquidity: what apartments are really asking now

In our sample of 8 active sale listings for 1-bedroom apartments in Vezul Residence, the market is sending very specific signals about pricing and product positioning:

Median asking price: around AED 1,350,000.
Median asking price per sq ft: approximately AED 1,735.
Median advertised size: about 783 sq ft.
All are completed units; one is tagged as completed primary, the rest as resale stock.

Drilling into the sample, most listings cluster around AED 1.35M for 770–790 sq ft layouts, with a couple of larger, furnished apartments asking AED 1.48M–1.6M for 839–909 sq ft. Features highlighted include balconies, canal or city views, full appliances, built-in wardrobes, and typical Business Bay amenities (shared pool, gym, covered parking, children’s areas).

From the perspective of a short-term rental landlord, the key takeaway is that the market is already pricing in some “turnkey convenience” at around AED 1.35M for a standard, unfurnished or lightly furnished 1-bedroom. Any premium you aim for because of your holiday-home setup needs to sit on top of these benchmarks and be supported by:

Documented short-term revenue and occupancy over at least 12 months.
Operational stability: clear processes, maybe a handover agreement with your operator.
Compliance: valid holiday homes license and adherence to Dubai’s regulations.

In the liquidity metrics pre-computed for this sample, 1-beds in Vezul Residence show an estimated 0.75 deals per month with around 10.7 months of inventory at current listing levels. Translated into seller language: if you position your apartment in line with data, you should not expect it to vanish off the market in two weeks, but a well-presented, correctly priced unit can reasonably find a buyer within several months. If you push well above the band of current asking and achieved prices, expect a longer marketing horizon unless your income story is exceptionally strong and easy to verify.

Current sale listings in this building

Listed Date	Price Value	Size Sqft	Price Psf	Status
2025-12-23	1350000	778	1735	completed
2025-12-15	1350000	778	1735	completed_primary
2025-12-05	1480000	909	1628	completed
2025-11-11	1350000	788	1713	completed
2025-10-14	1600000	839	1907	completed
2025-10-04	1350000	778	1735	completed
2025-10-01	1350000	778	1735	completed
2025-08-29	1350000	902	1497	completed

Rent and yields: how ROI is calculated and what local numbers show

Even if you are exiting daily rentals, every serious buyer considering your 1-bedroom in Vezul Residence will run an ROI calculation. The advantage of this building is that we have both sale and long-term rent data points in the same sample, so yields can be modelled quite clearly.

Based on the pre-computed ROI metrics for 1-bedroom units in Vezul Residence, using recent sale and rent medians, the picture is as follows:

Indicative median sale price: about AED 1,400,000.
Median annual rent estimate (from current listing levels): around AED 110,000 per year.
Estimated gross yield: roughly 7.86%.
Price-to-rent ratio: about 12.7 years.

This 7–8% gross yield band is what a typical investor will use as a baseline for a “normal” annual lease scenario, before service charges, maintenance and vacancy. For you as a short-term rental landlord, the logic is:

If your audited or at least well-documented net income (after platform fees, cleaning, utilities and management) significantly exceeds the net income an annual tenant would generate, investors may accept a higher purchase price while still hitting their target yield.
If your short-term net performance is only marginally above long-term rent, buyers will not pay a premium; instead, they will treat your history as a nice-to-have proof of demand, not a value driver.

In this building, the current sample of 7 active long-term rental listings for 1-beds shows asking rents broadly between AED 90,000 and AED 115,000 per year, with a median around AED 110,000 and a median advertised size of approximately 839 sq ft. That range is the “anchor” an investor uses to sanity-check any claims you make about your nightly rates and occupancy. If your daily model cannot clearly outperform this long-term baseline on a net basis, your best strategy might be to sell the unit as a flexible, rentable asset rather than as a “running holiday home business”.

From a compliance standpoint, investors will also consider risk. A licensed holiday home with clean track record (no fines, no disputes with building management) reduces perceived regulatory risk. An unlicensed or semi-formal setup, even with strong income, will often force buyers to discount the price to compensate for the effort and risk of regularising operations.

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

For a landlord asking how to sell a 1-bedroom apartment in Vezul Residence Dubai when it has been run as a short-term rental, the strategy comes down to three pillars: compliance, numbers, and narrative.

1. Decide who you are selling to

Your apartment can be positioned to two distinct groups:

End-users: professionals or couples wanting to live in Business Bay and use the apartment as a primary residence.
Investors: buyers who will keep it rented, either long-term or as a holiday home.

End-users focus on layout, view, finishes, noise levels and service charges. They care less about your Airbnb rating history and more about whether they can move in easily. Investors care deeply about your income and expense records, and will compare your unit’s performance to the building’s typical 7.86% gross yield benchmark.

In practice, it is difficult to optimise for both groups simultaneously. A clear decision up front allows you to craft the listing, the price and the documents accordingly.

2. Get the compliance story bulletproof

Dubai’s holiday home regime is regulated. To turn your history into an asset rather than a risk in the eyes of an investor, prepare:

Copies of your holiday homes license and any approvals from DTCM or the relevant authority for your operator.
Confirmation from the building management (if available) that holiday home use is permitted and there are no outstanding violations.
A simple timeline showing since when the unit has been operated compliantly.

With this package, an investor can underwrite the legal continuity of operations. Without it, even excellent revenue numbers will be discounted heavily because the buyer does not know whether they can replicate your model under current rules.

3. Prepare your numbers like an investor deck

To justify a price near or above the recent AED 1.4M median, you need a clean and credible income story. For the last 12–24 months, assemble:

Monthly gross booking revenue.
Occupancy rate per month or per season.
All operating expenses: platform commissions, cleaning, consumables, utilities, chiller, management fees, minor maintenance.
Net income after all these costs, before mortgage.

Convert your annual net income into a net yield on the asking price. For example, if investors can get around 7.86% gross (and perhaps 5–6% net) on a long-term basis at AED 1.4M purchase price, you can reasonably ask for a premium if you can show a stable net yield above that range.

4. Optimise the unit for viewings

Short-term rentals tend to have heavy wear-and-tear. To compete with the best listings in our sample (often presented with fresh photos and staging), invest in:

Deep cleaning between bookings, ideally stopping bookings 2–3 days before professional photography and first viewings.
Minor cosmetic fixes: repaint scuffed walls, replace tired linens and low-cost furniture that cheapens the impression.
Organised storage: remove extra host supplies and keep the space uncluttered for viewings.

If you continue daily rentals while on the market, coordinate with your broker to manage viewing windows and ensure the apartment is presented in its best state, not mid-guest turnover.

5. Price with a clear logic, not just emotion

Recent data shows many 1-beds in Vezul Residence asking around AED 1.35M with achieved medians at about AED 1.4M in the latest period. A pragmatic pricing framework might look like this:

Standard, unfurnished, no strong income story: price in line with or slightly below the AED 1.35M asking cluster to attract more viewings.
Well-furnished, good view, decent annual rent potential: target around the recent AED 1.4M median, supported by rental benchmarks.
High-performing, fully licensed holiday home with verifiable superior net yield: test the upper half of the comparable range (for example, closer to the AED 1.48M–1.5M band seen in some recent transactions and listings), but be ready to defend it numerically.

The less transparent your numbers, the closer your sale price will drift back towards a “plain” owner-occupier valuation, regardless of how many 5-star reviews you have collected.

How an investor sees this apartment: risks, scenarios and horizons

To maximise your outcome, you need to understand how a professional buyer underwrites a 1-bedroom apartment in Vezul Residence, especially one with a short-term rental history.

1. Baseline: the long-term rental scenario

An investor will usually first ignore your holiday-home track record and ask: “What if I simply rent this out annually?” Using the local numbers from our dataset:

Median sale price reference: about AED 1.4M for recent deals.
Current long-term asking rents: roughly AED 90,000–115,000 per year, with a median around AED 110,000.
Indicative gross yield: about 7.86% using the pre-computed ROI metric.

Against this, they will subtract expected service charges, maintenance, landlord-paid utilities (if any) and occasional vacancy to estimate net yield. If they arrive at, say, 5–6% net on a long-term basis, this becomes their benchmark.

2. Upside: the holiday-home continuation scenario

Next, they look at your short-term performance under three lenses:

Stability: Is revenue stable across 12–24 months, or are there big swings?
Replicability: Is performance tied to your personal superhost status, or to a professional operator that can stay on after sale?
Regulation: Is everything licensed and compatible with current rules and building policy?

A professional investor will discount any numbers that look temporary (for example, a spike due to Expo or a one-off event) and will stress-test occupancy by a few percentage points. They will typically target a net yield above the building’s 7.86% gross / 5–6% net long-term baseline. If your realistic net yield after adjusting for risk is only slightly higher, they might still buy, but they will not pay a meaningful premium.

3. Risks: what makes them push the price down

Regulatory risk: Unclear or missing license history, or friction with building management regarding holiday homes.
Operational risk: No clear handover plan for cleaners, channel manager, pricing strategy and guest communication templates.
Physical risk: Extra wear-and-tear from short-term guests, leading to higher capex soon after purchase.
Liquidity risk: With only around 0.75 deals per month in our sample and about 10.7 months of inventory, an investor knows that exiting quickly at a premium later may not be simple.

If several of these risks are present, their model will push the acceptable price closer to or even below the building’s recent median levels, regardless of your historic occupancy screenshots.

4. Time horizon: what kind of buyer your story attracts

Different time horizons attract different buyer profiles:

Short-horizon flippers: Care about immediate resale potential. In a building with moderate liquidity and mostly ready stock, they will be conservative and pay less for future “Airbnb potential”.
Mid- to long-term income investors: More likely to pay for a documented, stable net yield above the building average, especially if operations can continue with minimal change after transfer.
Hybrid users (live plus occasional short-term use): Might value flexibility more than pure return metrics, but they still reference local gross yield numbers as a sanity check.

Your task as a seller is to decide which scenario your apartment fits best and to let your broker structure the story, documents and marketing accordingly, not to all three at once.

Summary and answers to common questions

Selling a 1-bedroom apartment in Vezul Residence that has been operated as a short-term rental is less about emotion and more about aligning your story with the building’s real numbers. In our dataset, recent sales cluster around AED 1.4M with price per sq ft in the mid-AED 1,600s, while active listings sit with a median around AED 1.35M at higher asking psf levels. Long-term rental benchmarks suggest a gross yield of about 7.86%, anchored by typical annual rents near AED 110,000. Your daily-rental performance, ratings and license status can justify a premium only if they clearly and credibly beat this baseline on a net, risk-adjusted basis.

How to sell a 1-bedroom apartment in Vezul Residence Dubai well, therefore, comes down to a few practical moves: decide whether you are targeting end-users or investors; tidy up compliance and licensing; prepare revenue and expense figures in a way a buyer’s spreadsheet can digest; and position your asking price within the real transaction band, not just the wishful thinking of headline listings.

FAQ

Does a high Airbnb rating automatically increase my sale price?
A strong rating and review history helps, but investors mainly care about repeatable net income. A 4.9 rating with weak profitability does not command a premium; a 4.6–4.8 rating with robust, well-documented net yields usually does.

Will investors pay extra for a licensed holiday home?
A valid holiday home license and clean regulatory record remove a major risk and widen your buyer pool among professional investors. This does not guarantee a higher price by itself, but it supports your case for a premium when combined with strong numbers.

Should I stop short-term rentals before listing the apartment?
If your calendar is very busy, you might block a few days around photography and key viewing slots, but you do not necessarily need to stop operations altogether. Just ensure the unit can be presented in excellent condition and that bookings do not make viewings impossible during peak enquiry periods.

How do I choose the right asking price?
Use the building’s recent median of around AED 1.4M and the current listing band around AED 1.35M as reference points. Then adjust for your apartment’s size, view, renovation level, furnishings and documented net yield. Pricing too far above the data without a clear justification will reduce viewings and extend time on market.

Can I market the unit simultaneously to end-users and investors?
You can, but the messaging should be prioritised. If your unit’s biggest strength is income performance, lead with yields and operational continuity for investors. If it is layout, view and finish, focus more on lifestyle benefits for end-users and treat rental potential as an extra, not the core story.