Panoramic Sea View | High Floor | Luxury

Apartment · Dubai Islands · Dubai

$1.4M3.0% projected yield40% occupancy2 bed3 bath223.25 m²

Hamptons International is excited to present this charming 2-bedroom apartment in the prestigious Bay Residences, located within the resort Rixos Dubai Islands Hotel & Residences. A new waterfront development that offers a resort lifestyle in a curated and relaxed setting on Dubai Islands, with a 700 meter beach that residents have direct access to. All residences are designed for maximum privacy and offer the best views and natural light through floor to ceiling windows. <br /><br />Property Details:<br /><br />- Beautiful views of the sea<br />- 2 bedrooms<br />- Total built-up area: 2403 sq

2-bedroom freehold apartment in Dubai Islands — photo 1 of 5
Hamptons International - T1
2-bedroom freehold apartment in Dubai Islands — photo 2 of 5
2-bedroom freehold apartment in Dubai Islands — photo 3 of 5
2-bedroom freehold apartment in Dubai Islands — photo 4 of 5
2-bedroom freehold apartment in Dubai Islands — photo 5 of 5

Panoramic Sea View | High Floor | Luxury

Dubai Islands · Rixos Dubai Islands Hotel & Residences · Ref BF-891657826 Source verified · Hamptons International - T1 · listed 3 Jul 2026
Asking price · Freehold
$1,430,518
Inquire — direct to agent
Ownership
Freehold
Bedrooms
2
Bathrooms
3
Built area
223.25 m²
Brixfox Score 36 · DFinancial analysis ↓
Modelled from Airbnb listings we track across Dubai Islands — live calendar data. Projections are estimates, not financial advice.
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.

Revenue assumptions

Derived from the comparable Airbnb listings below. ADR reflects asking prices, not booked rates; occupancy comes from observed calendar availability.
Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jan +30% · Low Jul -35%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.

Investment basis

The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.
Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
$
Acquisition costs· 4.6% of price, auto-calculated
$65,634
DLD Transfer Fee$57,221
Notary & registration$1,260
Legal fees$7,153
Renovation budget· Off-plan / new build — delivered brand-new, no renovation budgeted.
$
Furniture & STR launch· default ≈ $11,115/bedroom
$
All-in investment
$1,518,382
+6.1% over asking

Total return estimate

OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.
Annual appreciation assumption0%
0%5% · Dubai Islands 5-yr avg — historical, not a forecast8%
Indicative total return
—/yr
— + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.

Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.

Location

Dubai Islands

Rixos Dubai Islands Hotel & Residences, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
2.4% annual return
Occupancy
Weak
40% average occupancy
Nightly Rate
Strong
$295 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $295 — positioned in the top tier
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 2.4% is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

30% occ.
1.8%
$2,150/mo
40% occ.
2.4%
$2,867/mo
current
40% occ.
2.4%
$2,860/mo
current
50% occ.
3.0%
$3,577/mo
Turnkey Management

Your property, professionally managed

Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.

Vetted by Brixfox 7+ yrs operating 220+ properties managed ~1h guest response

Skyline Holiday Homes

Vetted

DTCM-licensed holiday-home operator

18%
Management fee
of rental revenue — already in your Managed figures

Turnkey short-term rental management for Dubai apartments. DTCM permitting, hotel-grade housekeeping and yield optimisation across the towers.

What the fee covers

  • Listing setup & optimisation (Airbnb, Booking.com, VRBO)
  • Dynamic pricing & revenue management
  • 24/7 multilingual guest communication
  • Guided check-in / check-out & key handling
  • Professional cleaning, laundry & restocking
  • Maintenance & repairs coordination
  • Monthly owner statements & payouts
  • Guest screening & damage protection
  • DTCM holiday-home permit & registration
  • DEWA / utilities & Ejari coordination
Visit Skyline Holiday Homes

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Airbnb Comp Analysis

Finding Airbnb comps...

Interested in this property?

Your inquiry goes directly to the listing agent — with your Brixfox analysis attached, so you arrive as a qualified buyer, not a cold email. Brixfox adds no fee.

Source verified · Hamptons International - T1

We forward your message and analysis to the listing agency and keep a copy to follow up. No spam, no fee.

Data Sources & Methodology

ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Dubai has no rental-income or annual property tax; a one-off 4% DLD transfer fee applies at purchase. Market factors in Dubai may impact actual yields.