Bur Dubai Pricing in 2026
Apartments in Bur Dubai trade at AED 900-1,500/sqft in 2026. The price band reflects building age, amenity floor specification, and developer tier. Older mid-rise stock trends to the lower band; recently delivered premium-developer stock trends to the upper band.
Gross rental yields run 6.0-7.5%, with the higher end of the band concentrated in studios and 1-bed units that turn over faster and rent at higher AED-per-sqft rates than larger units.
Net Yield Computation
Net yield deducts running costs from gross rent before dividing by purchase price. The running cost stack in Dubai includes:
- Service charge: typically AED 11-18/sqft in established communities, varying by building.
- Property management fee: 5-8% of annual rent for full-service management.
- Municipality fee: 5% of annual rent (housing fee) where landlord-paid by contract.
- Vacancy provision: 4-6 weeks per year for re-letting and turnover.
- Amortised DLD transfer fee: 4% of purchase price spread over the holding period.
Applied to Bur Dubai gross yield of 6.0-7.5%, net yield typically prints 200-300bps lower. Building-specific service charge variability is the largest swing factor in the stack.
Yield by Unit Type
| Unit type | Typical size (sqft) | Gross yield | Tenant velocity |
|---|---|---|---|
| Studio | 350-500 | High end of band | Fast turnover, 30-day re-let |
| 1-bed | 600-900 | High end of band | 60-day re-let |
| 2-bed | 1,000-1,400 | Mid band | 75-day re-let |
| 3-bed | 1,500-2,000 | Lower end of band | 90-day re-let |
Smaller units yield higher because rent per sqft scales inversely with unit size on the Dubai apartment market. Larger units carry more total absolute rent but lower per-sqft return on investment.
Service Charge Detail
Service charges
in Bur Dubai sit in the AED 10-16/sqft range. A 1,000 sqft 1-bedroom apartment with AED 14/sqft service charge costs AED 14,000 per year, which materially affects net yield.
Newer buildings with modern HVAC and amenity floor specification trend to the lower service charge band. Older buildings with extensive amenity floors and higher chiller costs trend to the upper band.
Always request the current year service charge schedule and the previous 3 years' history before purchase. Special assessment history is a key signal for ongoing capex risk.
Recent DLD Transaction History
DLD transaction velocity in Bur Dubai has grown over 2021-2025 in line with the broader Dubai cycle. Median per-sqft pricing has risen significantly, with the strongest absolute appreciation concentrated in 2023-2024.
2025 has shown some moderation versus 2024 peak velocity, with secondary market depth improving as more 2021-2022 launches deliver and open secondary trade flow.
How to Invest in Bur Dubai Through Oliva
Oliva surfaces Bur Dubai buildings with current DLD transaction history, building-specific service charge data, and net-yield computation per unit type. Independent score per building, no paid placements.
Browse Bur Dubai projects on Oliva
Frequently Asked Questions
What is the gross rental yield in Bur Dubai?
6.0-7.5% on apartments in 2026. Studios and 1-beds print at the higher end; 3-beds at the lower end. Always verify per-unit gross yield using actual rent comparables and current DLD purchase pricing.
What is the net rental yield in Bur Dubai?
200-300bps below gross. Net yield deducts service charges, management fee, municipality fee, vacancy provision, and amortised DLD transfer fee from gross rent before dividing by purchase price.
How much are service charges in Bur Dubai?
AED 10-16/sqft depending on building age, amenity floor specification, and management quality. Always request the building-specific service charge schedule.
How has Bur Dubai pricing moved 2021-2025?
Median apartment pricing has risen materially over the five-year window in line with the broader Dubai cycle. Strongest appreciation concentrated in 2023-2024; 2025 has shown moderation.
Which unit types yield best?
Studios and 1-bed units typically yield at the higher end of the 6.0-7.5% band. Smaller units rent at higher AED-per-sqft rates and turn over faster, which supports gross yield.
Explore further
The project, area, and developer this post covers, with live Dubai Land Department data.
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