Bluewaters Residences
بلو واترز ريزيدنسزBLUE WATERS RESIDENTIAL L.L.C · Home sales since 2017 · mostly resales in the 12 months to 28 Sep 2026
Dubai Land Department data shows the typical sale price (the median, ready and off-plan homes together) in Bluewaters Residences was AED 4,590/sqft in Jun 2026, from 7 home sales recorded.
The Land Department’s record
completed per the Land Department · 100% complete · buildings · 751 units · 10 buildings · DLD target completion February 2019
Registered developer: BLUE WATERS RESIDENTIAL L.L.C (DLD no. 1152)
Escrow account with Dubai Islamic Bank · Zoned by Dubai Development Authority (DDA)
From the Land Department’s projects file, file dated 15 June 2026.
Service charge budgets, by cluster
This project has 2 separate residential budgets on record for 2022. You pay the one your home sits in, not the average of them.
| Cluster or tower, as recorded | AED per sqft | Of which reserve fund |
|---|---|---|
| Bluewaters Residences - Bluewaters Residences - Apartments | 28.8 | 1.7 |
| Bluewaters Residences - Bluewaters Residences - Townhouses | 23.4 | 1.5 |
Reserve fund: a separate line in 2 of the 2 cluster or tower budgets recorded for 2022; the middle of those is AED 1.6/sqft.
On record with the Land Department for 2022 · a budget is not a bill.
Dubai Land Department · association budgets Owners' association budgets, as recorded · a budget figure, not a price. File dated 22 Sep 2026 · synced 24 Sep 2026.
Rents recorded under Bluewaters Island
Typical yearly rent of AED 400,000 across 331 tenancies recorded in the community over the last 12 months.
This is the community’s figure, not this project’s.
Dubai Land Department · rent contracts Ejari (Dubai's rent registration system) contracts · agreed rents, not advertised ones. File dated 10 Oct 2026 · synced 11 Oct 2026.
Street View imagery near Bluewaters Residences, via Google — the nearest public-road vantage point, not necessarily the building's own frontage.
AED 4,590/sqft
Jun 2026 · 7 home sales
+1.7%
Jun 2023 to Jun 2026, scaled up to a year
89 months
Recorded home resales here fall in 89 months, Apr 2019 to Sep 2026. The growth beside this is drawn from the months with 5 or more of them; a figure for what they will do next is a scenario you set on the returns page.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What would this size cost?
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually sold for in Bluewaters Residences — not an asking price, and not this project’s overall typical price, which mixes every size together.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Price per sqft trend
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What it returns
A year of rent compared with what completed homes of that size actually sold for in Bluewaters Residences over the same twelve months. Prices are this project’s own recorded ready-home sales. Off-plan sales are left out because rent is paid on built homes. Rents marked this building are new rent contracts recorded in Bluewaters Residences itself. The rest are homes of the same size in Bluewaters, used where Ejari did not name the building. A red (i) marks a figure that rests on few records, with how many.
| Size | Price now, ready homes | Rents for | Yield before costs | Ready sales, 12 months |
|---|---|---|---|---|
| 1 bed | AED 5.36M | AED 280,000/yrthis building · 45 new lets | 5.2% | 16 |
| 2 beds | AED 9.16M | AED 450,000/yrthis building · 55 new lets | 4.9% | 32 |
| 3 beds | AED 12.38M | AED 545,000/yrthis building · 47 new lets | 4.4% | 36 |
| 4 beds | AED 19.45M | AED 864,118/yrthis building · 10 new lets | 4.4% | 7 |
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price. In a market that has risen as far as Dubai’s, the average is a historical price. Worked out with the typical price across every sale on record (AED 2.67M), a 1 bed here reads 10.5% instead of 5.2%. The yield in the table above uses the AED 5.36M a completed one costs today. Every figure above uses the same twelve months, and completed homes only, on both sides.
What it returns after service charges
Starting from this building’s own owners’ association budget for 2022 — AED 26/sqft, as recorded with the Land Department. Charges have risen since then, so replace it with your own invoice if you have one. How to check it.
| Size | Charge / year | Rent after it | Yield before costs | Yield after service charge |
|---|---|---|---|---|
| 1 bed | AED 29,909 | AED 250,091 | 5.2% | 4.7% |
| 2 beds | AED 41,982 | AED 408,018 | 4.9% | 4.5% |
| 3 beds | AED 54,808 | AED 490,192 | 4.4% | 4.0% |
Only the service charge is taken off.
Reserve fund: a separate line in 2 of the 2 cluster or tower budgets recorded for 2022; the middle of those is AED 1.6/sqft.
Yield before costs: a year of rent as a share of the price.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Dubai Land Department · rent contracts Ejari (Dubai's rent registration system) contracts · agreed rents, not advertised ones. File dated 10 Oct 2026 · synced 11 Oct 2026.
Dubai Land Department · association budgets Owners' association budgets, as recorded · a budget figure, not a price. File dated 22 Sep 2026 · synced 24 Sep 2026.
Common questions about Bluewaters Residences
How much does a home in Bluewaters Residences cost?
Over the last twelve months, the typical price (the median: half sold for more than this, half for less) of a completed home in Bluewaters Residences was AED 5.36M for a 1-bedroom (16 ready sales), AED 9.16M for a 2-bedroom (32 ready sales) and AED 12.38M for a 3-bedroom (36 ready sales). These come from sales recorded by the Dubai Land Department. They are what buyers paid, not asking prices. Only completed homes are counted: off-plan sales are left out, because they sell at a premium and are not the same purchase.
How much is rent in Bluewaters Residences?
The typical rent (the median: half of the rent contracts were above this, half below) in Bluewaters Residences is AED 280,000/yr for a 1-bedroom (45 new tenancies recorded in Bluewaters Residences itself), AED 450,000/yr for a 2-bedroom (55 new tenancies recorded in Bluewaters Residences itself) and AED 545,000/yr for a 3-bedroom (47 new tenancies recorded in Bluewaters Residences itself). These rents come from the new rent contracts recorded in Ejari (Dubai's rent registration system) over the last twelve months. They are what tenants agreed to pay, not advertised asking rents. Ejari names the building on these contracts, so every figure above is a tenancy recorded in Bluewaters Residences itself.
What rental yield does Bluewaters Residences give?
The yield before costs on completed homes in Bluewaters Residences is about 5.2% on a 1-bedroom, 4.9% on a 2-bedroom and 4.4% on a 3-bedroom. That is a year of rent divided by what completed homes of that size sold for over the same twelve months. Rent and price both come from the same period, which is why these read lower than yields quoted against an all-time average price. Service charges, agency commission and empty periods are not taken off, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
Is Bluewaters Residences selling off-plan or as resales?
0% of the 94 home sales recorded in Bluewaters Residences in the 12 months to 28 Sep 2026 were off-plan, and the rest were recorded as existing property rather than off-plan. That period ends at this project's own newest recorded home sale rather than today, so a development that finished selling years ago still reports the year it was actually trading.
When did Bluewaters Residences start selling?
The Land Department's register holds 1,472 home sales in Bluewaters Residences. The earliest was recorded in Aug 2017 and the newest in Sep 2026. That is when a home sale here was first recorded. It is not the same as when the project launched or completed: the register of sales carries no build date, so we do not publish one.
Due diligence
Price vs. Bluewaters typical price
—
No month has enough recorded sales on both sides to compare.
Developer track record
1,658 recorded sales
Matched to BLUE WATERS RESIDENTIAL L.L.C, across the 4 companies Keyva groups under that name, Aug 2008 to 5 Oct 2026.
3 completed · 1 off-plan/in progress
Full track record →Verify before you commit
Permit, title, broker license, escrow — the free checks you can run yourself.
Verification guide →Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Dubai Land Department · project register The Land Department's project register · the status as the developer recorded it. File dated 15 Jun 2026 · synced 26 Sep 2026. The file date is the date carried on the rows themselves; the sync is when Keyva last loaded that file.
Dubai Land Department · developer register The Land Department's developer register. File dated 1 Oct 2026 · synced 3 Oct 2026.
Handover competition
Low competitionWhen Bluewaters Residences handed over in February 2019, no other project in Bluewaters had a handover date on record within six months either side — a reference point for how crowded that period was.
Dubai Land Department · project register The Land Department's project register · the status as the developer recorded it. File dated 15 Jun 2026 · synced 26 Sep 2026. The file date is the date carried on the rows themselves; the sync is when Keyva last loaded that file.
What's around this property
Transport, schools, healthcare, and daily essentials within 3 km.
2.0 km
DMCC
2.1 km
Emirates Hospital
308 m
franprix
Metro stations
- DMCC2.0 km
- DMCC2.0 km
- DMCC2.0 km
- National Paints2.6 km
Hospitals & clinics
- Emirates Hospital2.1 km
- Health Avenue Polyclinics2.3 km
Supermarkets
- franprix308 m
- Sevenplus1.2 km
- Al Maya1.3 km
- freshmart1.4 km
Bus stops
- Big bus 17 Ain Dubai / Madame Tussauds325 m
- Big bus 18 Dubai Marina / JBR1.1 km
- Bus stop2.2 km
- Big bus 19 bayside2.2 km
Pharmacies
- Med 71.1 km
- Boots1.2 km
- MedX1.4 km
- Life Pharmacy1.4 km
Malls
- The Wharf161 m
- Bluewaters Wharf Retail379 m
- Dubai Marina Mall1.9 km
Parks
- DEWA Staff2.0 km
- Jumeirah Lakes Towers Park2.5 km
Mosques
- Al Tasamuh Mosque199 m
- Al Rahim Mosque1.7 km
- Mosque Sheikh Rashid bin Mohammed2.6 km
Straight-line distances — actual walking or driving routes will be longer. Measured from this project's own mapped location. Places data from OpenStreetMap.
Buildings in this project
Priced from each tower’s own recorded sales, rather than the project’s typical price above.
Dubai Land Department · building register The Land Department's building register. File dated 5 Oct 2026 · synced 5 Oct 2026.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Other projects in Bluewaters
No other projects recorded in this area.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Seen a listing for this?
Put the asking price beside what comparable homes actually sold for, and check the agent against the Land Department’s register of licensed brokers. Free, no sign-in.
Buying in Bluewaters Residences?
Everything above is free and stays free. What this page cannot tell you is what your unit is worth — the typical price here covers every size at once, and a two-bedroom can be 1,062 or 1,558 sqft. Our report matches comparable sales to one unit's size, and adds the three checks that need a person to look things up in the Land Department's own systems on the day: the agent's licence, the project's escrow, and its registered status.