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1. Definition of the area and data structure
Actual location: According to the DLD database, WEST BAY TOWER is located in Business Bay and belongs to the Business Bay master project.
Data structure: For WEST BAY TOWER with apartment type “2 bedrooms” (2BR), a total of 112 sales transactions have been recorded over the entire period. There is no direct rental data for WEST BAY TOWER 2BR, and there are no active rental contracts at all for this building and unit type. To assess rental rates and yields, we therefore use the Business Bay master-project level, where the rental sample is very extensive (67,000+ contracts).
2. WEST BAY TOWER 2BR deal frequency and dynamics
Sales activity for 2BR units in WEST BAY TOWER has been observed since 2021 (quarterly transactions are recorded every year up to the present). The highest concentration of deals occurred in Q2 2022 and Q1 2025 (such values can appear in the database in advance; however, the analysis only covers data up to the current date).
The WEST BAY TOWER 2BR market is characterized by a steady flow of new transactions without pronounced “empty” periods, which indicates good liquidity of the building on the market.
3. Average price per m² dynamics: WEST BAY TOWER 2BR vs. Business Bay
Over the past 3 years, the average price per m² for 2BR transactions in WEST BAY TOWER has fluctuated within a fairly wide range — from historical lows of 6,995 AED/m² (Q2 2022) to local highs above 18,800 AED/m² (Q1 2024). Over the last 12 months (June 2023 – June 2024), the average recorded price was around 13,400 AED/m².
By comparison, the average price per m² across Business Bay over the same period is significantly higher — approximately 24,600 AED/m². Thus, WEST BAY TOWER is trading at a substantial discount to the area level, with a gap of around 45%.
The Business Bay area also shows a steady price growth trend in recent years, but WEST BAY TOWER 2BR units lag noticeably behind this market even at their local lows and highs.
4. Rental rates and rental dynamics
No active rental contracts have been identified for WEST BAY TOWER 2BR — even at the level of the entire building there have been no valid rental transactions in recent years. Therefore, it is not possible to calculate an average rental rate and yield specifically for WEST BAY TOWER.
As a benchmark, at the Business Bay master-project level, the average annual rental rate per m² over the last 12 months was 1,334 AED/m². Quarterly rental dynamics show stable growth over the past 3–4 years: from 700–800 AED/m² in 2021 to the current 1,200–1,330 AED/m².
5. ROI (yield), fair price range, comparison with the area
Since there are no valid rental transactions for WEST BAY TOWER (2BR), it is impossible to calculate actual yields for the building based on DLD data. As a guideline, we can calculate ROI at the Business Bay master-project level:
- Gross ROI for the area (based on actual 12‑month averages):
- Average rental rate: 1,334 AED/m²
- Average purchase price: 24,601 AED/m²
- Gross ROI: ≈ 5.4%
- Estimated net yield (net ROI), taking into account initial costs (around 7%): ≈ 5.0%
For WEST BAY TOWER 2BR, calculations are not possible due to the absence of rental transactions. However, if a unit were rented at the average area rate (1,334 AED/m²) with an average purchase price of 13,400 AED/m², the potential gross yield for the building would look significantly higher (above 9%). This helps explain the low price level of WEST BAY TOWER compared to the area, but such estimates are purely theoretical without confirmation of actual rentals in the building itself.
Fair price range for a 7–8% yield at the area level:
- If an investor targets 7–8% per annum and is ready to rely on the average area rent (1,334 AED/m²), then the fair investment price range is from 16,675 to 19,057 AED/m². At the same time, the market (for the area) is already at 24,600 AED/m², which indicates some overvaluation of the area relative to income-investment targets on this time horizon.
6. Overall liquidity and asset outlook
WEST BAY TOWER has demonstrated high liquidity for 2-bedroom apartments in recent years: transactions occur regularly, there are no periods of complete stagnation, and the sales volume is sufficient to confidently form a price level. However, the absence of rental contracts in the DLD database imposes a serious limitation on the ability to assess yields and investment payback scenarios.
Business Bay remains one of the most dynamic areas in the Dubai market, both in terms of prices and the number of sales and rental contracts, which is positive for long-term prospects. Prices in WEST BAY TOWER are significantly below the area average, which may indicate underpricing or reflect weak tenant interest in this particular asset. To make an investment decision, it is crucial to additionally verify the actual rentability of units specifically in WEST BAY TOWER, rather than relying solely on area-level benchmarks.
Conclusion: WEST BAY TOWER 2BR is a highly liquid asset in terms of sale transactions, trading at a substantial discount to the Business Bay market. However, rental potential and yields are confirmed by DLD data only at the area level. To make a final investment decision, additional verification of actual rental rates and demand directly in this building is required.
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