The two-bedroom · Dubai
2 bedroom apartments in Dubai
The family flat, the sharers’ flat, and close to three homes in ten let in the city. What one costs is not a matter of opinion: 162,467 two-bedroom apartment tenancies were registered through Ejari in the year, and 9,249 completed two-beds changed hands at the Land Department. Here is what they went for, area by area, what the second bedroom adds to the bill, and how low a 2 BHK really goes.
Read this first
Two prices, and neither of them is an asking price
Every other page about two-bedroom flats in Dubai is a wall of adverts, most of them for one tower. An advert is what someone hopes to get. These are the figures the Land Department recorded after the deal was done.
A two-bedroom apartment let for a median AED 77,000 a year in the twelve months to 11 Sept 2026, against AED 73,205 in the twelve months before — up 5%. The busiest two-bed districts in the city were Al Nahda Second (7,193 tenancies), Marsa Dubai (6,534 tenancies), Al Karama (6,184 tenancies) and Muhaisanah Fourth (5,680 tenancies). The register files the layout as “2 bed rooms+hall”, which is where the BHK in half the searches for it comes from.
The single most useful number on this page is the gap between a new let and a renewal, and for a two-bed it is wider than for any smaller flat. A new two-bed lease was signed at a median AED 95,000; a renewal at AED 70,560. A sitting tenant is 26% below the market because what a landlord may add at renewal is capped by the RERA rental index — so the rent you are quoted moving in is the higher of the two figures, and the rent increase calculator says what can lawfully be added to it next year. Two-thirds of the year’s two-bed contracts were renewals: this is the layout families stay in.
Rents and prices are kept on separate tables below because the two registers count differently. Ejari files a tenancy under its Land Department area, and one area can serve several communities, so the rent table names the area and lists the communities inside it. The sales register names the building, so the price table is one row per community. Nothing here divides one by the other to make a yield per row: that would be two different populations of home wearing one number. And everything here is an apartment: the 3,442 two-bedroom townhouses and villas let in the same year, at a median AED 130,000, are a different market and are left out.
The price of a room
What the second bedroom costs
The same two registers, cut by layout, for the flat one size down and the flat one size up. Apartments only, city-wide medians, the same twelve months.
Moving from a one-bedroom to a two-bedroom added about AED 18,000 a year to the median rent — 31% — and AED 909,216 to the median price. The third bedroom costs more again: AED 43,000 a year to rent and AED 1,560,784 to buy, because three-bed apartments are scarcer and mostly sit in the dearer towers — 3 bedroom apartments in Dubai does this page’s sum one size up, with the house beside the flat. If the second bedroom is for a lodger, the arithmetic is straightforward; if it is for a cot, the best areas to live shortlists the communities by what a family needs around the flat.
| Layout | Median rent, AED a year | A month | Median completed resale, AED |
|---|---|---|---|
| One bedroom | 59,000 | 4,900 | 1,050,000 |
| Two bedroomsthis page | 77,000 | 6,400 | 1,959,216 |
| Three bedrooms | 120,000 | 10,000 | 3,520,000 |
Rent is the median of every Ejari apartment contract for the layout registered in the twelve months to 11 Sept 2026; price is the median completed resale registered in the twelve months to 9 Sept 2026, off-plan left out. City medians hide a great deal — the two-bed in International City and the two-bed on Bluewaters are both in the middle row — so the tables that follow do the same sum area by area. The studio, the smallest layout, has a page of its own, and so does the one-bedroom, the layout the city rents most.
The question everyone asks
What is the cheapest 2 BHK rent in Dubai?
It is one of the questions Google itself puts in the results for this search. The register can answer it exactly, because it holds every tenancy that was actually signed.
AED 3,000 a month is AED 36,000 a year. Of the 162,467 two-bedroom apartment tenancies registered in the twelve months to 11 Sept 2026, 2,703 came in at or below it — 2%. But only 527 of those were a new lease signed by a person: the rest were a company taking flats in bulk, or a tenant who has renewed the same contract for years under the cap. Raise the budget to AED 4,000 a month and 13,369 tenancies qualify; to AED 5,000 a month and 41,922 do — a quarter of the market. At the other end, 5,552 two-beds let for AED 200,000 a year or more.
| Where a two-bed sits in the year | AED a year | AED a month |
|---|---|---|
| The cheapest 5%let at or below | 45,000 | 3,800 |
| The cheapest 10%let at or below | 50,000 | 4,200 |
| The cheapest quarterlet at or below | 60,000 | 5,000 |
| The middlelet at or below | 77,000 | 6,400 |
| The dearest quarter startslet at or below | 105,000 | 8,800 |
| The dearest 10% startlet at or below | 150,000 | 12,500 |
| The dearest 1% startlet at or below | 265,000 | 22,100 |
Every Ejari contract for a two-bedroom apartment registered in the twelve months to 11 Sept 2026, new leases and renewals together, read as percentiles: the cheapest 5% of them were let at AED 45,000 a year or less, and so on. Monthly figures are the annual rent divided by twelve and rounded to the nearest hundred — Dubai rent is conventionally quoted and paid by the year, in one to four cheques, so a monthly figure here is arithmetic rather than a payment plan on offer. A room in a shared flat is not a tenancy the register holds, which is why the small ads go lower than this ladder does.
To rent
What a two-bedroom apartment rents for, area by area
Median annual rent for a two-bedroom apartment across every Ejari contract registered in the twelve months to 11 Sept 2026, for each Land Department area with 200 or more of them. Cheapest first. Each community name opens its area guide.
The lowest row is Abu Hail, at AED 35,000 — but two-thirds of its 738 contracts are one company’s block let at a flat figure, so the cheapest two-bed a walk-in tenant would recognise is Al Ttay, at a median AED 45,000 a year — about AED 3,800 a month. The dearest were on Palm Jumeirah, at AED 205,000, which is 5 times as much for the same layout. The middle-half column is worth as much as the median: an area where the middle half spans AED 60,000 holds two different markets under one name.
| Land Department area | Median AED/year | A month | The middle half | Median sq ft | Tenancies, 12 months |
|---|---|---|---|---|---|
| Abu Hail | 35,000 | 2,900 | 35,000–40,000 | 969 | 738 |
| Al Ttay | 45,000 | 3,800 | 35,000–55,000 | 648 | 242 |
| Muhaisanah Fourth | 45,150 | 3,800 | 38,202–54,000 | 1,076 | 5,680 |
| Al Mararr | 46,000 | 3,800 | 40,000–55,016 | 753 | 482 |
| Al Baraha | 48,000 | 4,000 | 43,000–55,000 | 1,051 | 290 |
| Hor Al Anz | 50,000 | 4,200 | 40,000–60,000 | 969 | 1,118 |
| Al Qusais Industrial Fifth | 50,500 | 4,200 | 47,000–53,999 | 1,156 | 3,413 |
| Naif | 53,000 | 4,400 | 46,200–65,000 | 885 | 1,275 |
| Al Nahda Second | 56,000 | 4,700 | 52,030–62,700 | 1,100 | 7,193 |
| AL QUSAIS | 56,000 | 4,700 | 44,100–63,986 | 1,125 | 4,430 |
| Al Warsan FirstInternational City | 56,000 | 4,700 | 50,400–60,000 | 977 | 2,652 |
| Al Goze Industrial Second | 57,330 | 4,800 | 55,440–60,000 | 1,201 | 4,168 |
| Al Qusais Industrial First | 58,000 | 4,800 | 50,000–67,000 | 1,143 | 393 |
| Al Qusais Industrial Fourth | 58,000 | 4,800 | 47,000–64,732 | 1,141 | 495 |
| Ras Al Khor Industrial Third | 58,000 | 4,800 | 46,085–65,999 | 989 | 2,515 |
| Al Goze FourthAl Quoz | 58,799 | 4,900 | 53,550–75,825 | 1,173 | 610 |
| Al Nahda First | 60,000 | 5,000 | 56,214–68,000 | 1,259 | 5,152 |
| Al Twar First | 60,000 | 5,000 | 55,000–63,000 | 1,400 | 212 |
| Al Warqa First | 61,500 | 5,100 | 55,000–70,000 | 1,130 | 4,697 |
| AL TWAR FIFTH | 62,000 | 5,200 | 48,000–75,000 | 1,100 | 926 |
| Warsan FourthAl Warsan | 62,000 | 5,200 | 55,000–72,000 | 1,194 | 1,114 |
| Hor Al Anz East | 64,100 | 5,300 | 58,000–76,000 | 1,232 | 1,566 |
| Al Qusais Industrial Second | 65,000 | 5,400 | 52,650–68,000 | 1,507 | 395 |
| Al Qusais Industrial Third | 65,000 | 5,400 | 58,000–68,000 | 1,109 | 249 |
| Wadi Al Safa 5Arabian Ranches 3, Athlon by Aldar, Dubai Land, Dubai Land Residence Complex and Villanova | 65,000 | 5,400 | 58,800–75,000 | 1,225 | 1,898 |
| Al Suq Al Kabeer | 66,152 | 5,500 | 58,000–73,000 | 1,139 | 1,267 |
| Al Ras | 67,124 | 5,600 | 54,574–94,094 | 1,192 | 232 |
| Saih Shuaib 2Dubai Industrial City | 68,000 | 5,700 | 57,938–81,625 | 975 | 376 |
| MirdifMirdif | 68,240 | 5,700 | 63,945–77,956 | 1,305 | 2,634 |
| Al Muteena | 68,355 | 5,700 | 60,000–77,554 | 1,130 | 1,208 |
| Al Mamzer | 69,300 | 5,800 | 65,000–75,000 | 1,292 | 2,503 |
| Al Karama | 70,000 | 5,800 | 59,290–83,000 | 1,123 | 6,184 |
| Al Raffa | 70,000 | 5,800 | 63,000–81,250 | 1,191 | 2,377 |
| Nad Al Hamar | 70,000 | 5,800 | 64,134–81,750 | 1,299 | 1,254 |
| Wadi Al Safa 2Falcon City of Wonders, Liwan and Wadi Al Safa 2 | 73,000 | 6,100 | 63,525–82,000 | 1,152 | 1,147 |
| Al Hamriya | 74,000 | 6,200 | 65,000–85,000 | 1,150 | 1,341 |
| Al Hudaiba | 74,180 | 6,200 | 67,999–84,973 | 1,335 | 738 |
| Port Saeed | 74,502 | 6,200 | 56,000–91,000 | 1,206 | 845 |
| Dubai Investment Park FirstDubai Investment Park (DIP) | 75,000 | 6,300 | 66,000–88,000 | 1,220 | 1,200 |
| Nadd HessaDubai Silicon Oasis | 75,000 | 6,300 | 67,000–85,000 | 1,231 | 3,048 |
| Al Bada | 76,403 | 6,400 | 68,000–91,296 | 1,112 | 801 |
| Al Hebiah FifthDamac Lagoons and Remraam | 77,000 | 6,400 | 69,085–85,000 | 1,109 | 699 |
| Al Rega | 78,000 | 6,500 | 66,989–95,000 | 1,200 | 700 |
| Al Murqabat | 78,650 | 6,600 | 68,000–90,500 | 1,199 | 3,988 |
| Al Hebiah FourthDubai Sports City and Tilal Al Ghaf | 80,000 | 6,700 | 70,036–90,000 | 1,251 | 1,385 |
| Dubai Investment Park SecondDubai Investment Park (DIP) | 80,000 | 6,700 | 70,429–86,500 | 1,540 | 263 |
| Rega Al Buteen | 80,000 | 6,700 | 72,600–110,000 | 1,518 | 342 |
| Me'Aisem FirstDubai Production City (IMPZ) and Jumeirah Golf Estates | 80,425 | 6,700 | 69,000–110,000 | 1,170 | 1,096 |
| Al Garhoud | 80,849 | 6,700 | 75,075–95,000 | 1,325 | 740 |
| Madinat Dubai AlmelaheyahMaritime City and Mina Rashid | 82,280 | 6,900 | 77,700–90,299 | 1,389 | 804 |
| Wadi Al Safa 3Al Barari, Living Legends, Majan and Mohammed Bin Rashid City | 82,500 | 6,900 | 70,000–97,000 | 1,301 | 919 |
| Jabal Ali FirstAl Furjan, Discovery Gardens, Jebel Ali and Wasl Gate | 83,050 | 6,900 | 73,639–96,990 | 1,147 | 5,269 |
| Al Barsha South FifthJumeirah Village Triangle | 84,000 | 7,000 | 75,000–100,000 | 1,183 | 431 |
| Al Yelayiss 2Town Square | 85,000 | 7,100 | 75,000–95,000 | 943 | 1,662 |
| Madinat Al MataarDubai South (Dubai World Central) and Expo City | 85,000 | 7,100 | 75,000–95,000 | 1,157 | 2,214 |
| Mankhool | 85,000 | 7,100 | 77,801–95,000 | 1,299 | 3,725 |
| Um Hurair First | 85,664 | 7,100 | 78,750–94,500 | 1,238 | 309 |
| Al Thanyah FirstBarsha Heights (Tecom) | 86,000 | 7,200 | 78,750–100,786 | 1,176 | 2,500 |
| Al Barsha FirstAl Barsha | 87,000 | 7,300 | 78,717–100,000 | 1,254 | 4,913 |
| Al JadafAl Jaddaf and Culture Village | 87,000 | 7,300 | 77,373–100,000 | 1,283 | 3,250 |
| Oud Metha | 88,000 | 7,300 | 78,000–97,000 | 1,329 | 1,706 |
| Um Hurair Second | 89,140 | 7,400 | 84,000–150,000 | 1,746 | 315 |
| Al Barshaa South ThirdArjan | 90,000 | 7,500 | 78,000–110,000 | 1,272 | 2,740 |
| Al Hebiah SecondArabian Ranches and Dubai Studio City | 90,000 | 7,500 | 80,000–105,000 | 1,197 | 243 |
| Al Barsha South FourthJumeirah Village Circle | 95,000 | 7,900 | 80,000–120,000 | 1,234 | 4,535 |
| Al SatwaAl Satwa | 95,000 | 7,900 | 80,000–105,500 | 1,254 | 2,135 |
| Trade Center Second | 102,000 | 8,500 | 90,000–120,000 | 1,358 | 927 |
| Trade Center First | 106,502 | 8,900 | 93,170–130,000 | 1,304 | 1,888 |
| Al-Cornich | 107,375 | 8,900 | 101,265–125,000 | 1,448 | 643 |
| Al Barshaa South SecondAl Barsha and Dubai Science Park | 110,000 | 9,200 | 93,250–160,000 | 1,374 | 303 |
| Al Hebiah FirstMotor City | 115,000 | 9,600 | 99,523–125,000 | 1,531 | 556 |
| Al Hebiah ThirdDamac Hills and Mudon | 120,000 | 10,000 | 105,000–130,000 | 1,369 | 319 |
| Al Thanyah FifthJumeirah Islands, Jumeirah Lake Towers and Jumeirah Park | 120,000 | 10,000 | 100,000–150,000 | 1,337 | 2,144 |
| Nad Al Shiba FirstMeydan and Nad Al Sheba | 121,000 | 10,100 | 108,202–140,000 | 1,514 | 802 |
| Business BayBusiness Bay | 125,000 | 10,400 | 109,147–150,000 | 1,359 | 4,570 |
| Al MerkadhMeydan and Mohammed Bin Rashid City | 132,000 | 11,000 | 110,000–155,000 | 1,132 | 1,902 |
| Hadaeq Sheikh Mohammed Bin RashidDubai Hills Estate and Mohammed Bin Rashid City | 140,000 | 11,700 | 120,000–170,000 | 1,011 | 1,858 |
| Marsa DubaiBluewaters, Dubai Harbour, Dubai Marina and Jumeirah Beach Residence | 140,000 | 11,700 | 120,000–180,000 | 1,367 | 6,534 |
| Al Khairan FirstDubai Creek Harbour (The Lagoons) | 150,000 | 12,500 | 130,000–170,000 | 1,129 | 2,459 |
| Al KifafBur Dubai | 150,000 | 12,500 | 140,000–160,000 | 1,545 | 350 |
| Al Thanyah ThirdGreens, The Lakes and The Views | 150,000 | 12,500 | 130,000–170,000 | 1,365 | 1,204 |
| Al KheeranDubai Festival City | 152,000 | 12,700 | 122,500–168,525 | 1,452 | 299 |
| Jumeirah FirstJumeirah and Pearl Jumeirah | 160,999 | 13,400 | 115,000–190,000 | 1,388 | 705 |
| Zaabeel SecondDubai Design District and Zabeel | 175,000 | 14,600 | 158,000–190,000 | 1,186 | 465 |
| Burj KhalifaDowntown Dubai | 180,000 | 15,000 | 155,000–220,000 | 1,355 | 3,428 |
| Um Suqaim ThirdUmm Suqeim | 190,000 | 15,800 | 175,000–220,000 | 1,343 | 260 |
| Al WaslAl Safa, Al Wasl and City Walk | 205,000 | 17,100 | 130,000–240,000 | 1,539 | 835 |
| Palm JumeirahEmirates Golf Club and Palm Jumeirah | 205,000 | 17,100 | 180,000–253,500 | 1,746 | 1,564 |
AED a year, the median of every Ejari two-bedroom apartment contract registered in the twelve months to 11 Sept 2026 — new leases and renewals together, so a new let signed today usually costs more than the median beside it. The row is the Land Department area, because that is the unit the register files a tenancy under; where we publish a guide for a community the area serves, it is named beneath, and an area serving several communities is one reading shared between them rather than one figure per name. 45 of the 88 areas here hold a community we publish; the rest are mostly the older districts around the creek and along the Sharjah border, which the register prices and we do not write guides for. A company letting a block for its staff is a registered tenancy like any other and is counted. “The middle half” is the 25th to the 75th percentile. Sizes are the register’s unit areas, medianed over the contracts carrying a plausible one.
To buy
What a two-bedroom apartment costs to own, by community
Median price of completed two-bedroom apartments resold and registered in the twelve months to 9 Sept 2026, for every community with 20 or more. Cheapest first. Off-plan sales are left out.
International City resold two-beds at a median AED 740,000, the lowest of any community here, and Bluewaters at AED 9,360,000. The whole city’s median was AED 1,959,216, on AED 1,507 a square foot. Read price and rate together: a community can look dear per square foot and cheap per cheque, because its two-beds are small — and the reverse, which is where Discovery Gardens, Motor City and Mirdif sit.
| Community | Median price AED | AED/sq ft | Median sq ft | Resales, 12 months |
|---|---|---|---|---|
| International City | 740,000 | 728 | 1,071 | 97 |
| Al Warsan | 855,000 | 827 | 946 | 24 |
| Dubai Industrial City | 883,540 | 827 | 1,071 | 34 |
| Dubai Land Residence Complex | 920,000 | 731 | 1,262 | 179 |
| Dubai Investment Park (DIP) | 980,000 | 651 | 1,548 | 44 |
| Dubai Sports City | 1,060,000 | 823 | 1,243 | 259 |
| Wasl Gate | 1,080,000 | 1,398 | 763 | 31 |
| Dubai Production City (IMPZ) | 1,100,000 | 1,066 | 1,164 | 145 |
| Remraam | 1,100,000 | 945 | 1,009 | 91 |
| Majan | 1,113,356 | 851 | 1,310 | 216 |
| Dubai South (Dubai World Central) | 1,120,000 | 1,050 | 1,131 | 239 |
| Dubai Studio City | 1,120,000 | 1,135 | 1,150 | 33 |
| Discovery Gardens | 1,250,000 | 892 | 1,405 | 133 |
| Dubai Silicon Oasis | 1,305,000 | 988 | 1,290 | 142 |
| Town Square | 1,335,000 | 1,293 | 985 | 338 |
| Liwan | 1,342,521 | 1,000 | 1,374 | 166 |
| Arjan | 1,442,162 | 1,254 | 1,191 | 234 |
| Motor City | 1,451,662 | 1,009 | 1,513 | 250 |
| Dubai Land | 1,462,500 | 1,187 | 1,238 | 30 |
| Jumeirah Village Circle | 1,500,000 | 1,178 | 1,266 | 620 |
| Barsha Heights (Tecom) | 1,525,000 | 1,138 | 1,326 | 34 |
| Mirdif | 1,600,000 | 1,133 | 1,508 | 35 |
| Al Furjan | 1,650,000 | 1,226 | 1,284 | 242 |
| Jumeirah Village Triangle | 1,650,000 | 1,358 | 1,192 | 86 |
| Damac Hills | 1,854,760 | 1,334 | 1,379 | 62 |
| Jumeirah Lake Towers | 1,950,000 | 1,427 | 1,413 | 286 |
| Al Jaddaf | 2,013,389 | 1,682 | 1,171 | 97 |
| Al Muhaisnah | 2,100,000 | 1,405 | 1,443 | 22 |
| Jumeirah Golf Estates | 2,100,000 | 1,523 | 1,371 | 40 |
| Dubai Science Park | 2,137,500 | 1,535 | 1,488 | 32 |
| Meydan | 2,183,588 | 1,696 | 1,238 | 138 |
| Al Satwa | 2,245,000 | 1,711 | 1,313 | 33 |
| Al Sufouh | 2,265,000 | 1,650 | 1,416 | 25 |
| Greens | 2,275,000 | 1,673 | 1,322 | 108 |
| Business Bay | 2,290,000 | 1,745 | 1,290 | 621 |
| Jumeirah Beach Residence | 2,351,500 | 1,691 | 1,393 | 192 |
| Mohammed Bin Rashid City | 2,396,000 | 2,009 | 1,202 | 340 |
| Dubai Hills Estate | 2,470,000 | 2,356 | 1,037 | 371 |
| Culture Village | 2,530,000 | 1,788 | 1,446 | 26 |
| Dubai Marina | 2,550,000 | 1,843 | 1,332 | 597 |
| Dubai Creek Harbour (The Lagoons) | 2,600,000 | 2,316 | 1,115 | 542 |
| The Views | 2,650,000 | 1,859 | 1,305 | 90 |
| Bur Dubai | 2,850,000 | 1,871 | 1,507 | 57 |
| Dubai Festival City | 3,070,000 | 1,610 | 1,923 | 21 |
| Al Barari | 3,212,705 | 1,738 | 1,747 | 48 |
| Zabeel | 3,320,000 | 2,705 | 1,201 | 76 |
| Downtown Dubai | 3,475,000 | 2,581 | 1,355 | 577 |
| Umm Suqeim | 3,580,000 | 2,916 | 1,296 | 47 |
| Dubai Media City | 3,800,000 | 2,269 | 1,579 | 27 |
| Jumeirah | 4,200,000 | 3,209 | 1,248 | 57 |
| Dubai Harbour | 4,450,000 | 3,569 | 1,263 | 106 |
| City Walk | 4,451,000 | 2,676 | 1,719 | 100 |
| Palm Jumeirah | 4,500,000 | 2,498 | 1,778 | 265 |
| Al Safa | 4,650,000 | 2,958 | 1,552 | 59 |
| Bluewaters | 9,360,000 | 5,760 | 1,608 | 34 |
Completed homes only, resold and registered in the twelve months to 9 Sept 2026, for every community clearing 20 two-bedroom resales in the year. A further 23,942 two-beds sold off-plan in the same period and are left out: an off-plan price is set to a developer’s launch and payment schedule and would measure that rather than the market. One community is also left out by hand — Dubai Internet City, where the register files 94 resales of one tower as two-bedroom at a median 437 square feet, which is a studio’s size; a community whose median two-bed is under 650 square feet is not selling what a buyer searching for one means. The transfer fee, the agency fee and the rest of the bill on top of these prices are in the cost of buying, below.
Questions people ask
Two-bedroom apartments in Dubai, answered
How much is a 2 bedroom flat in Dubai to rent?
A median AED 77,000 a year — about AED 6,400 a month — across the 162,467 two-bedroom apartment tenancies registered through Ejari in the twelve months to 11 Sept 2026. Half were let for less and half for more; the middle half fell between AED 60,000 and AED 105,000. That is what tenants signed, not what landlords asked, and a new lease ran dearer than the median: AED 95,000 against AED 70,560 for a renewal.
What is the cheapest 2 BHK rent in Dubai?
On a registered contract, the floor is around AED 3,800 a month: the cheapest 5% of the year's 162,467 two-bed tenancies were at or below AED 45,000 a year. At AED 3,000 a month, 2,703 tenancies qualify — 2% — but only 527 of those were a new lease signed by a person rather than a company's bulk let or a long-sitting tenant's capped renewal. The cheapest areas with enough contracts to read were Al Ttay (AED 45,000), Muhaisanah Fourth (AED 45,150) and Al Mararr (AED 46,000), all of them on the Deira side of the creek.
What does the second bedroom cost?
About AED 18,000 a year to rent and AED 909,216 to buy, on the city's medians. A one-bedroom apartment let for a median AED 59,000 in the year, a two-bedroom for AED 77,000 — 31% more — and a three-bedroom for AED 120,000. Completed resales ran AED 1,050,000, AED 1,959,216 and AED 3,520,000. The third bedroom costs more than the second, to rent and to buy, because three-bed apartments are scarcer and sit in dearer towers.
How big is a 2 bedroom apartment in Dubai?
A median 1,206 square feet on the rental register and 1,287 on the sales register. Eight in ten fall between 900 and 1,589 square feet. It varies by where: the median two-bed resold in Wasl Gate was 763 square feet and in Dubai Festival City 1,923. A two-bed in a new tower is often smaller than one in a building from the 2000s — read the size column beside the price.
Why is a new lease so much dearer than a renewal?
Because a sitting tenant's increase is capped and a new tenant's is not. The median new two-bed lease in the year was AED 95,000 and the median renewal AED 70,560 — a renewal is 26% below a new let, on 108,989 renewals against 53,478 new leases. What a landlord may add at renewal is governed by the RERA rental index, so the gap is the rule working; a family that has stayed put for years is paying a rent the market left behind.
How much does a 2 bedroom apartment cost to buy in Dubai?
A median AED 1,959,216, at AED 1,507 a square foot, across the 9,249 completed two-bedroom apartments resold and registered in the twelve months to 9 Sept 2026 — up 6% on the year before. The middle half of them went for between AED 1,319,946 and AED 2,754,250. By community the median ran from AED 740,000 in International City to AED 9,360,000 on Bluewaters. Those are completed homes only: another 23,942 two-beds sold off-plan in the same year, priced to a developer's payment plan rather than to the resale market.
Is a 2 bedroom apartment a good investment in Dubai?
The city's median two-bed rent of AED 77,000 against its median two-bed resale price of AED 1,959,216 is a gross ratio of about 3.9% — before service charges, agency fees and the weeks a flat sits empty, and a ratio of two city medians rather than a yield on any one property. Larger flats tend to return a lower percentage than studios and one-beds because the price climbs faster than the rent does. Work out the figure for a specific flat with the rental yield calculator, and read the community's own page for what its two-beds do.
Where this leads
The two-bedroom apartments we are letting and selling
To see what is on the market rather than what the register recorded, the two-bedroom apartments we have to rent and the two-bedroom apartments we have for sale are the same search filtered to this layout, with a real asking price on each.
Every community on this page has an area guide carrying its whole register, layout by layout. If the two-bed is a budget decision rather than a preference, the cheapest areas in Dubai ranks every community by what a one-bedroom costs, and studio apartments in Dubai does this page’s sum for the smallest layout and 3 bedroom apartments in Dubai one size up, where the villa and the townhouse become the other choice. Choosing between renting one and buying one? The rent vs buy calculator costs out both paths over the years you will stay, the mortgage calculator turns a price here into a monthly repayment, and the cost of buying adds the 4% transfer fee and the rest of the bill. Buying one to let? The rental yield calculator turns a price and a rent into a return. Renting one? Your contract has to be registered — Ejari explains how, and the DEWA move-in covers the deposit and the bill that follow it.