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1. Definition of the area and data structure
Actual location: according to the Dubai Land Department (DLD), the Binghatti Canal building is located in the Business Bay district and belongs to the Business Bay master project. A database query shows 461 registered transactions for this building.
All subsequent analytics are based on this building (Binghatti Canal), as well as on the Business Bay master project and district.
2. Liquidity, transaction frequency, demand resilience
For 2-bedroom apartments (2BR) in Binghatti Canal, stable market activity has been observed since 2022: the main transaction peaks occurred in 2022 (76 deals), after which the number of completed sales decreased to 16 in 2023 and 21 in 2024. In 2025 (only completed deals are counted, not off-plan), 19 transactions have already been recorded. This pattern is typical for new projects: the largest sales wave comes at launch and is formalised over the first year after the project hits the market.
The total transaction volume (over 460 across the entire project and dozens for the analysed 2BR type) indicates good liquidity for this segment within the project and strong investor interest both at launch and as the building enters the secondary market.
3. Price dynamics per m² for the building and the district (3-year retrospective)
In Binghatti Canal, the average price per square metre for 2BR apartments changed as follows:
– In 2022 it held at around 14,600 AED/m².
– In 2023 there was noticeable volatility: from a low of 11,670 AED/m² (Q2) to a local high of 20,348 AED/m² (Q4).
– In 2024 the average price level rose to 16,641–20,187 AED/m².
– In 2025, data for the first three quarters ranges from 17,247 to 18,248 AED/m².
For comparison, in Business Bay the average price of 2BR apartments has been growing steadily:
– In 2022 — from 16,830 to 21,054 AED/m² by year-end;
– In 2023 — from 20,475 to 22,224 AED/m²;
– In 2024–2025 values exceed 22,000 AED/m², reaching 23,800 AED/m² in the latest quarters.
As of the most recent year, sales in Binghatti Canal are closing at an average of 17,936 AED/m², which is below the average for 2BR units in Business Bay over the same period (22,684 AED/m²). Thus, Binghatti Canal is trading at a discount of roughly 21% to the district’s average market level for 2-bedroom apartments.
4. Market rental level, dynamics, potential yield
According to DLD, no valid rental contracts for 2-bedroom apartments in Binghatti Canal have been recorded over the past 12 months (and in general, there are currently no up-to-date residential rental contracts in the database for this project with both confirmed rate and area). A similar situation is observed at the Business Bay master-project level: there is no consolidated average rental level for 2-bedroom apartments over the last 12 months.
However, for residential apartments in Business Bay as a whole (without breakdown by bedroom count), more than 82,000 rental contracts have been recorded, and the average annual rental rate per m² in the district stands at 1,310 AED/m² (over the last 12 months). The dynamics of the average rental rate show significant growth: from 800–900 AED/m² in 2022 to 1,310 AED/m² as of the current year.
At the same time, due to the lack of rental data specifically for Binghatti Canal and for the 2BR type, it is not possible to formally assess the actual rental rate and yield (ROI) for this particular apartment or building based on DLD data.
5. Comparison of current levels and calculation of the “fair price range” (7–8% annual yield)
Market transaction price for 2BR in Binghatti Canal over the last 12 months: 17,936 AED/m².
Average market price for 2BR in Business Bay: 22,684 AED/m².
Average rental level in Business Bay (without breakdown by apartment type): 1,310 AED/m².
Based on this, we can roughly calculate an “investment fair price range” for the district at a target yield of 7–8% per annum:
– Lower bound of the “fair price” for a target yield of 8%: 1,310 / 0.08 = 16,375 AED/m².
– Upper bound for a 7% yield: 1,310 / 0.07 = 18,714 AED/m².
The actual transaction price for 2-bedroom apartments in Binghatti Canal (17,936 AED/m²) lies within this range, which indicates potential investment appeal for investors targeting a 7–8% yield at the district level. However, again, it cannot be stated that such a yield will be achieved specifically in this building — confirmation would require published DLD data on real rental transactions at this address.
Taking into account all entry costs (approximately 7–8% of the invested amount per deal: DLD fee, broker commission, registration, vacancy losses), the actual net yield will always be 7–8% lower than the gross calculations, which should be factored into investment planning.
6. General conclusions and outlook
– Binghatti Canal demonstrates good liquidity at the project launch stage, as well as a significant number of 2BR transactions on the secondary market.
– The market value of 2-bedroom apartments is around 20% below the Business Bay average, yet fits well within the “investment fair price” range for a target yield of 7–8% (for the district).
– Rental dynamics in Business Bay are confidently upward, and the rental market is highly liquid.
– The absence of rental data for Binghatti Canal itself does not allow for formal ROI figures for this asset — any result outside the 7–8% district range would be speculative unless new DLD rental contracts for this building are published.
– For an investor, Binghatti Canal is attractive as a more affordable option in a prime district, potentially allowing yields comparable to the district average but with a lower entry ticket. However, high yield is not guaranteed without confirmed market rental transactions within the building itself.
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