Dubai Science Park Tower-by-Tower
Dubai Science Park's 16 active residential towers split into clear quality tiers based on vintage, finishes, and tenant pool. Pricing varies by 25% to 45% across towers based on these factors.
This guide takes the most-traded Dubai Science Park towers and maps them on consistent metrics: median 2025 sale price per sqft, gross yield by unit type, service charge, parking allocation, 2025 secondary transaction volume, and the practical investor profile each tower fits. Per DLD registry and RERA service charge index, all numbers are Q1 2026.
Use this as a working comparison sheet. Past performance does not guarantee future returns.
Tier 1: First-Mover 2017 Stock
Bella Rose (Diamond Developers, 2017): First major residential tower in Dubai Science Park. Studios AED 480,000 to 620,000, one-beds AED 780,000 to 1,050,000, two-beds AED 1,250,000 to 1,650,000. Median 2025 price AED 1,080 per sqft. Yields: studio 7.6%, one-bed 7.2%, two-bed 6.6%. Service charge AED 14 per sqft. Parking: one space per unit. 2025 transactions: 180. Profile: most-liquid yield-led entry, balanced finishes.
Orchid Residence (Damac, 2017): Premium mid-tier residential. One-beds AED 850,000 to 1,150,000, two-beds AED 1,400,000 to 1,850,000, three-beds AED 2,000,000 to 2,700,000. Median 2025 price AED 1,180 per sqft. Yield 7.0% to 7.2%. Service charge AED 16 per sqft. Parking: one to two spaces. 2025 transactions: 140. Profile: balanced mid-tier with Damac finishes.
Tier 2: 2018 to 2020 Mid-Premium Stock
Himalaya Tower (Diamond Developers, 2019): Mid-rise residential with mountain-themed design. One-beds AED 850,000 to 1,100,000, two-beds AED 1,350,000 to 1,750,000. Median 2025 price AED 1,150 per sqft. Yield 6.9% to 7.1%. Service charge AED 15 per sqft. Parking: one to two spaces. 2025 transactions: 110. Profile: family-friendly mid-tier.
Villa Lantana (TECOM Group / Damac, 2018-2020): Townhouse and villa enclave. Three-beds AED 2,000,000 to 3,200,000, four-beds AED 3,500,000 to 5,500,000. Median 2025 price AED 1,420 per sqft. Yield 5.4% to 6.2%. Service charge AED 22 per sqft. Parking: two spaces minimum. 2025 transactions: 60. Profile: family villa investment, strongest in Dubai Science Park.
Holiday Inn Dubai Science Park (operated, 2018): Mixed hotel and serviced residence. Serviced studios AED 600,000 to 800,000, serviced one-beds AED 950,000 to 1,300,000. Yield 6.8% to 7.4% via hotel operator (after 22% to 30% operator fee). Service charge AED 24 per sqft. 2025 transactions: 80. Profile: passive serviced residence with operator agreement.
Sahara Tower / Tower X (mid-2019 launches): Pricing AED 1,100 to 1,250 per sqft. Yields 6.8% to 7.2%. Service charges AED 14-16 per sqft. Profile: balanced mid-tier with newer finishes.
Tier 3: 2022 to 2025 Newer Stock
Tiger Properties Q-Heights (2022): Mid-rise residential. Studios AED 580,000 to 720,000, one-beds AED 920,000 to 1,200,000. Median 2025 price AED 1,220 per sqft. Yield 6.8% to 7.2%. Service charge AED 14 per sqft. 2025 transactions: 90. Profile: newer mid-tier.
Binghatti Heights (Binghatti, 2023): Mid-rise residential with bold Binghatti facade. One-beds AED 950,000 to 1,250,000, two-beds AED 1,500,000 to 1,950,000. Median 2025 price AED 1,250 per sqft. Yield 6.6% to 7.0%. Service charge AED 16 per sqft. 2025 transactions: 110. Profile: design-forward mid-tier.
Tameer Tower (Tameer, 2024): Mid-rise residential. One-beds AED 920,000 to 1,200,000, two-beds AED 1,450,000 to 1,900,000. Median 2025 price AED 1,200 per sqft. Yield 6.7% to 7.0%. Service charge AED 15 per sqft. 2025 transactions: 70.
Active 2026 launches (Damac, Sobha, Tiger Properties, Binghatti): Off-plan pricing AED 1,150 to 1,400 per sqft. Yield projections 6.6% to 7.2%. Payment plans 70/30 (Tier A) or 60/40 with 24-36 month post-handover (Tier B).
Tower Comparison Table
| Tower | Vintage | Price (AED/sqft) | 1-bed yield | Service charge | 2025 transactions |
|---|---|---|---|---|---|
| Bella Rose | 2017 | 1,080 | 7.2% | 14 | 180 |
| Orchid Residence | 2017 | 1,180 | 7.0% | 16 | 140 |
| Himalaya Tower | 2019 | 1,150 | 7.0% | 15 | 110 |
| Sahara Tower / Tower X | 2019 | 1,180 | 7.0% | 15 | 80 |
| Holiday Inn (serviced) | 2018 | 1,200 | 7.0% (after operator) | 24 | 80 |
| Villa Lantana | 2018-2020 | 1,420 | 6.0% (3-bed villa) | 22 | 60 |
| Q-Heights (Tiger) | 2022 | 1,220 | 7.0% | 14 | 90 |
| Binghatti Heights | 2023 | 1,250 | 6.8% | 16 | 110 |
| Tameer Tower | 2024 | 1,200 | 6.8% | 15 | 70 |
| 2026 launches (off-plan) | 2026-2028 | 1,250 | 6.9% projected | 15 | 90 (off-plan) |
How to Pick the Right Tower
Yield-led entry, AED 480,000 to AED 1,000,000 budget: Bella Rose studios and small one-beds at 7.2% to 7.6% gross. Most-liquid resale market in the district.
Balanced mid-tier, AED 850,000 to 1,800,000 budget: Orchid Residence or Himalaya Tower one-beds and two-beds at 6.9% to 7.2%. Damac finishes in Orchid; family-friendly amenities in Himalaya.
Family villa, AED 2 million to AED 5.5 million budget: Villa Lantana three-beds and four-beds at 5.4% to 6.2% yield. The strongest villa product in Dubai Science Park.
Passive serviced residence, AED 600,000 to AED 1,300,000 budget: Holiday Inn Dubai Science Park serviced studios and one-beds. Hotel operator manages occupancy and rent. Yields 6.8% to 7.4% after 22% to 30% operator fees.
Newer finishes, AED 920,000 to 1,950,000 budget: Q-Heights, Binghatti Heights, or Tameer Tower for 2022-2024 vintage finishes. Balanced yield with newer common areas.
Off-plan capital appreciation, AED 850,000 to 1,800,000 budget: 2026 launches from Tier A developers (Damac, Sobha) offer 70/30 plans. Tier B (Tiger, Binghatti, Tameer) offer 60/40 with 24-36 month post-handover spread.
What to Verify Tower-by-Tower
Service charge variance is meaningful. AED 14 per sqft in Bella Rose to AED 24 per sqft in Holiday Inn serviced product. On a 1,000 sqft two-bed, the difference is AED 10,000 per year. Pull RERA service charge index for the specific tower.
Parking allocation matters. Most 2017-2019 stock allocates one parking space per unit regardless of bedroom count. Newer 2022-2024 stock generally allocates one to two spaces depending on unit size. Two-bed units with single parking face rental ceiling compression of AED 5,000 to AED 9,000 per year.
Holiday Inn Dubai Science Park is operated under a hotel apartment agreement. Operator fees typically run 22% to 30% of net operating income. Confirm operating agreement at SPA stage and model net yield carefully.
Off-plan developer risk applies. Tier B and Tier C developers dominate the new launch pipeline. Median delay versus original schedule is 8 to 18 months. Cross-reference RERA project status registry and developer escrow before signing.
Tenant pool concentration in life sciences creates sectoral risk. Track TECOM Group quarterly Dubai Science Park company registrations as a leading indicator of rental demand.
Cooling arrangements differ. Some towers use district cooling with separate billing (Help); others use central tower cooling included in service charge. Confirm structure and total cost.
How Oliva Surfaces the Right Tower
Oliva lists Dubai Science Park apartments tower-by-tower with verified service charge data, parking allocation, 2025 transaction volume, life sciences corporate-let tenant mix, and an Oliva Score that compares each unit against tower median and zone median. Title verification, escrow, and post-purchase rental management are handled in-house.
Browse Dubai Science Park projects on Oliva
Frequently Asked Questions
Which Dubai Science Park tower has the highest rental yield?
Per DLD and current asking rent data, Bella Rose studios deliver the highest gross yield in Dubai Science Park at 7.6% gross. Bella Rose one-beds and Orchid Residence one-beds sit at 7.0% to 7.2%. Yields above 7.0% are concentrated in 2017 first-mover stock at the lower per-sqft end. Past performance does not guarantee future returns.
What is the cheapest tower in Dubai Science Park?
Bella Rose (Diamond Developers, 2017) carries the lowest entry price for studios at approximately AED 480,000. Studios start at 380 sqft. The trade-off is older finishes versus 2022-2024 stock, single-parking allocation, and lower service charge (AED 14 per sqft) which compensates partially.
Is Holiday Inn Dubai Science Park a good investment?
Holiday Inn Dubai Science Park operates under a hotel apartment agreement with the Holiday Inn operator. Owners receive a share of net operating income after operator fees of 22% to 30%. Realised yields run 6.8% to 7.4% after fees. Suitable for investors prioritising passive income with operator management. Confirm operating agreement terms (revenue share, expense allocation, vacancy treatment) at SPA stage. Not a standard buy-to-let product.
How much is service charge in Dubai Science Park?
Service charges range from AED 12 per sqft in older 2017 stock (Bella Rose entry tier) to AED 24 per sqft in Holiday Inn serviced product. Median across the district is AED 16 per sqft. Tier 1 (2017): AED 14-16. Tier 2 (2018-2020): AED 15-22. Tier 3 (2022-2025): AED 14-16. Villa Lantana villas: AED 22 per sqft. Pull RERA service charge index for the specific tower.
Which tower has the most life sciences corporate let?
Bella Rose, Orchid Residence, and Holiday Inn Dubai Science Park have the highest concentration of life sciences corporate-let tenancies, partly because of walking distance to the laboratory complex. Per Oliva tenancy data, employer-paid rental mix in these towers runs 28% to 35% versus Dubai Science Park average of 22%. Furnished one-beds in these towers achieve 14% to 22% rent premiums on corporate-let arrangements.
Are Villa Lantana villas a good family investment?
Villa Lantana is the strongest villa product in Dubai Science Park, offering three-bed and four-bed townhouses and villas at AED 2,000,000 to AED 5,500,000. Yields run 5.4% to 6.2% gross, lower than apartment yields but higher than typical family villa investments in central Dubai. Tenant base is established expat families with children in the Al Barsha schools cluster. Median tenancy 28 months. Suitable for family-tenant prioritisation with 5+ year hold horizons.
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