A finished beachfront two-bed with an income case that is steady rather than rising.
- Asking price
- USD 667 KAED 2.45 M
- Modelled net yield
- 4.8%
- Data confidence
- High
- Best aligned with
- Rental income
- A Dubai second home
- Long-term wealth
Why this is on our list
Finished and lived in
An Emaar beachfront building, handed over and occupied.
Priced against the record
Two-beds ask about AED 2.45M against a DLD average near AED 2.32M.
Rents on record
Two-beds in the building let at AED 140 to 160K.
What could undo the case: Easing rents.
Rents in the building have eased about three percent over six months as the harbour keeps completing; the income case is steady rather than rising.
The facts
Each figure with its basis and its date.
- Asking price
- USD 667 K(AED 2.45 M)
- Asking price as at 12 Sep 2026
- Modelled net yield
- 4.8%
- Base case, after the service charge, a management fee and a void allowance
- Area
- 1,105 sq ft
- From the listing
- Stage
- Ready
- As at 12 Sept 2026
- Service charge
- 4.90 USD / sq ft (AED 18.00)
- 2026 budget
- Community
- Dubai Creek Harbour
- As listed
- Unit
- 2 bed
- From the listing
- Profile
- Balanced
- What the money does here, in a word
- Reference
- JH-2621
- Reviewed 12 Sept 2026
How the income works
From the rent to what is left, before anything is called net.
- Market rentComparable lettings in the building or communityModelled
- Void allowanceOur assumption for the months between tenantsModelled
- Service chargeAED 18 a sq ft × 1,105 sq ft, 2026 budget−USD 5,416(AED 19,890) a year
- Management feeOur assumption for letting and managementModelled
- Net income4.8% of the asking priceAbout USD 32,022(AED 117,600) a year
4.8%Net yield, modelled, base case
The rent, the void and the fee are our own assumptions. Their figures are published with the full evaluation.
See full assumptions
The modelled net yield starts from the rent that comparable lettings in the same building or community are achieving and takes out the service charge, a management fee and a void allowance before anything is called net. The rent, the fee and the void are our own assumptions, dated 12 September 2026. The price is the asking price on the date shown, not a valuation.
No other cost, growth rate or exit figure is modelled for this property yet. Purchase costs, financing and tax depend on the buyer and are worked through in the full evaluation.
The market around it
- Six months to Sep 2026Rents in the building ease about three percent.
- AheadThe harbour keeps completing.
The income case is steady rather than rising.
How strong the evidence is
Confidence describes the evidence, not the investment.
What the word means: highSeveral sources, recent, with the gaps closed: the further lettings or the budget a moderate figure was waiting for.
High confidence. Portal averages and DLD transactions for the building, and its own letting pages, September 2026.
As at 12 Sept 2026
What we are watching
Easing rents
Primary concern
About three percent lower over the six months to September 2026.
Supply
Continuing
The harbour keeps completing around the building.
This is a screening view.
A full Jubilee Heights evaluation adds:
- Scenario testing, with rent, void and exit moved together
- A deeper review of the evidence, with its recency and its limits
- Named risks, each with its effect and our response
- A confidence assessment for every figure
- A management review, signed, with its conditions
Interested in this opportunity?
Discuss Bayshore with us.
- Impression 1 of 3
Golf Grove, Dubai Hills Estate
ReadyDubai Hills Estate · 4 bed villa · 3,368 sq ft
USD 2.11 M (AED 7.75 M)Asking, as at 12 Sep 2026
- Net yield, modelled
- 3.4% base case
- Profile
- Growth
Our viewAn Emaar villa community on the golf course; secondary villas in Dubai Hills trade at about AED 2,700 a square foot and the golf-facing rows have led the estate on price.
- Impression 1 of 3
Asayel 3, Madinat Jumeirah Living
ReadyUmm Suqeim · 2 bed · 1,292 sq ft
USD 1.25 M (AED 4.60 M)Asking, as at 12 Sep 2026
- Net yield, modelled
- 4.1% base case
- Profile
- Balanced
Our viewMeraas, opposite the Burj Al Arab, freehold in a district that was closed to it for years; two-beds ask AED 4.4 to 5.2M and let at AED 220 to 260K.
- Impression 1 of 3
Peninsula Four, The Plaza
ReadyBusiness Bay · 1 bed · 831 sq ft
USD 545 K (AED 2.00 M)Asking, as at 12 Sep 2026
- Net yield, modelled
- 4.5% base case
- Profile
- Balanced
Our viewA Select Group tower on the canal, newly handed over: ready one-beds are asking AED 2.0 to 2.45M, and the canal-side stock lets quickly.
