Bluewaters Island
ZoneIQ Score · Preview · 4 of 6 factorsWeak on today's numbers. In Bluewaters Island, the median home sold for AED 5.81M (AED 3,827/sqft, +1.0% in 12 months) across 94 sales in the 12 months to Oct 2026. Median rent is AED 420,000 a year: 5.09% gross yield, 5.30% net (estimated). No new units are due within 24 months.
Source: DLD open data · Information, not financial advice. Not an official DLD product.
Net yield of 5.30%, 0.70 points above the Dubai median of 4.60%.
Few sales, about 8 a month, so selling may take longer.
Evidence
- Source
- DLD sales and Ejari rent contracts
- Sample
- 94 sales, 200 rent contracts
- Period
- 12 months to 22 October 2026
- How
- Rent minus service charge and 5% for vacancy and management, divided by price plus 6% buying costs.
- Leaves out
- Mortgage interest and tax in your home country.
Evidence
- Source
- DLD sales and Ejari rent contracts
- Sample
- 94 sales, 200 rent contracts
- Period
- 12 months to 22 October 2026
- How
- Median rent divided by median price.
- Leaves out
- Every cost of owning and buying.
Evidence
- Source
- DLD registered sales
- Sample
- 94 sales
- Period
- 12 months to 22 October 2026
- How
- Median of the registered records, so half were above it.
- Leaves out
- Listings and asking prices.
Evidence
- Source
- Ejari rent contracts
- Sample
- 200 rent contracts
- Period
- 12 months to 22 October 2026
- How
- Median of the registered records, so half were above it.
Evidence
- Source
- DLD registered sales
- Sample
- 94 sales
- Period
- 12 months to 22 October 2026
- How
- A count of registered records.
Price per sqft, 5 years
Not enough data yet
Why 57
Preview score from 4 of 6 factors. The other factors need data we are still adding.
How the score worksPrices by unit type
Check a deal hereConverted at European Central Bank reference rates of 26 October 2026, through the dirham's fixed US dollar rate (3.6725). Indicative only: your bank's rate will differ.
| Unit | Ready price | Price / sqft | Sales |
|---|---|---|---|
| 2 bedGolden Visa level | AED 6.85M | 2,383 | 32 |
| 3 bed | – | – | 37 |
Median ready prices and DLD sales in the last 12 months.
Rents and yields by unit type
Yield by unit type| Unit | Rent / yr | Gross | Net |
|---|---|---|---|
| 2 bed | AED 430K | 6.28% | 5.30% |
Median annual rent from Ejari contracts in the last 12 months. Net yield is after service charge and buying costs.
Rent increase calculator Net vs gross yield, explainedGolden Visa and property, explained
New supply, next 24 months
0 unitsNo registered handovers in the next 24 months.
Who Bluewaters Island suits, on the numbers
- Income investors: estimated net yield 5.30%, against a Dubai median of 4.60%.
- Golden Visa buyers: median ready prices for 2-bedroom homes are at the AED 2M level.
Rules applied to the data above. Not advice.
Off-plan here
Off-planBuildings and projects in Bluewaters Island
| Project | Developer | Status | Median price | Price / sqft | Sales |
|---|---|---|---|---|---|
| Bluewaters Residences | Blue Waters Residential | Ready | AED 5.81M | 3,827 | 94 |
Living in Bluewaters Island
- Metro stations (within 1.5 km)
- None within 1.5 km
- Tram stops
- Jumeirah Beach Residence 2 (about 1.3 km)
- Supermarkets (within 1.0 km)
- 1
- Named parks (within 1.0 km)
- 0
- Beach (within 1.0 km)
- Yes
Source: OpenStreetMap contributors (ODbL), map data of 15 July 2026. Counts within 1.0 km of the area's centre point; distances are approximate. OSM is volunteer data and can miss places.
Nearby areas compared
Compare with other areas| Area | Net yield | Price / sqft |
|---|---|---|
| Bluewaters Island | 5.30% | 3,827 |
| JBR | 4.18% | 1,614 |
| Dubai Marina | 4.21% | 1,980 |
| DMCC Master Community, JLT | 4.99% | 1,619 |
| Dubai Harbour | 3.97% | 3,700 |
| JLT | 5.02% | 1,707 |
Areas at a similar price compared
Maple 1, Dubai HillsNad Al Sheba GardensMaple 3, Dubai HillsArabian Ranches 2Dubai International Financial CenterJumeirah Golf Estates
Closest areas with enough sales, by distance between area centres. Similar price: areas with the closest median sale price.
What happened to AED 1M
AED 1,000,000 of Bluewaters Island homes bought at the median price per sqft, valued at today's median. Price change only, before rent and costs.
| Bluewaters Island | Dubai overall | |
|---|---|---|
| Bought in 2019 → 2026 to date | AED 1.78M | AED 1.69M |
| Bought in 2021 → 2026 to date | AED 1.77M | AED 1.61M |
Questions investors ask
Is Bluewaters Island a good investment?
ZoneIQ does not give advice, but the numbers are these. Estimated net yield is 5.30%, against a Dubai median of 4.60%. Price per sqft changed +1.0% in 12 months. There were 94 sales in 12 months, and 0 new units are due within 24 months.
Is Bluewaters Island freehold?
Yes, on DLD's register: 1,140 of 1,140 registered units in Bluewaters Island are marked freehold. Source: DLD, Registered Freehold Real Estate Units, 13 October 2026. Rules can differ by plot, and in free zones by the zone authority, so check the title deed of a specific unit before you buy.
What is the average rent in Bluewaters Island?
The median rent in Bluewaters Island is AED 420,000 a year, from 200 Ejari contracts in the last 12 months. By unit type: 2-bedroom homes AED 430,000.
How much is a 2-bedroom home in Bluewaters Island?
The median ready price is AED 6.85M (AED 2,383 per sqft, about 1,606 sqft), from 32 DLD sales in the last 12 months.
What is the rental yield in Bluewaters Island?
The median gross rental yield in Bluewaters Island is 5.09%, from 200 Ejari contracts and DLD sales in the last 12 months. After service charges and buying costs, the estimated net yield is 5.30%.
Have property prices gone up in Bluewaters Island?
The median price per sqft changed +1.0% in the 12 months to Oct 2026, to AED 3,827. This is past change, not a forecast.
Where is Bluewaters Island in Dubai?
In the DLD project registry, Bluewaters Island projects sit in the Marsa Dubai land area. The closest areas covered on ZoneIQ are JBR and Dubai Marina.
Get help with Bluewaters Island from a RERA-licensed specialist.
Sources: DLD sales (94 in the last 12 months) and Ejari rent contracts (200), DLD project registry, via Dubai Data. Data through 22 October 2026. Service charges: DLD Service Charge Index (Mollak) where shown, otherwise a Dubai-wide estimate. Source · Freehold: DLD, Registered Freehold Real Estate Units, 13 October 2026, Data Dubai · ZoneIQ gives information, not financial or investment advice. Figures are medians and estimates. Check any unit yourself before you commit.