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2-bedroom apartments for rent in Business Bay: what tenants really pay
A 2-bed in Business Bay rents for AED 135,000 a year (AED 11,250 a month). This is the median of 2,421 new Ejari leases signed 16 Oct 2025–15 Oct 2026. Half signed between AED 115,000 and AED 155,000. Renewing tenants pay AED 115,760. Adverts ask AED 144,999.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
“For a 2-bed in Business Bay, start at AED 115,000 and do not go above AED 135,000 unless the unit is special. Bayz Tower is where the value is.”
Know the rent before you sign
What the last tenants here really paid, and the buildings where your money goes furthest.
2-bed rent in Business Bay: the numbers
| AED a year | Leases | |
|---|---|---|
| New lease, median | AED 135,000 | 2,421 |
| Middle half of new leases | AED 115,000–155,000 | |
| Renewal, median | AED 115,760 | 2,351 |
| Asking (adverts 16 Oct 2026) | AED 144,999 | 1,990 |
| Size, median | 1,309 sq ft | |
| Per sq ft, new leases | AED 105 | |
| Dubai median, 2-bed | AED 92,000 | 56,287 |
Finding
A new 2-bed lease in Business Bay fell 6% on the year, like for like.
Median new 2-bed lease, 12 months to 15 Oct 2026, Business Bay
- Like for like compares the same building, bedrooms and size band in the 12 months to 15 Oct 2026 and the 12 months before.
- The median new lease is AED 135,000 now.
- Months with fewer than 10 leases are left out of the chart.
Finding
The cheapest 2-bed building in Business Bay is Bayz Tower at AED 92,500.
Median new 2-bed lease by building, cheapest 10
Every building with 10 or more new 2-bed leases is in the table. The dearest is Sls Dubai at AED 260,000.
Finding
Business Bay 2-bed adverts ask 10% more per sq ft than new tenants signed.
Asking rent per sq ft against signed rent per sq ft
1,990 2-bed adverts on 16 Oct 2026 ask a median AED 115 a sq ft. New leases signed for AED 105. Offer at the signed figure, not the asking one. Negotiation calculator →
Finding
A new 2-bed tenant in Business Bay pays 2% less than a renewing one for the same home.
New lease against renewal: same building, same bedrooms, size within 15%
Median new lease AED 135,000 (2,421 leases); renewal AED 115,760 (2,351). The percentage compares the same homes; the two medians mix buildings. Renew or move →
2-bedroom apartments in Business Bay, building by building
AED a year, medians of Ejari leases 16 Oct 2025–15 Oct 2026. Size and per sq ft cover all leases. For rent now: adverts on 16 Oct 2026 matched by building name (approximate).
| Building | New lease | Renewal | Size sq ft | AED / sq ft | Leases | For rent now |
|---|---|---|---|---|---|---|
| Bayz Tower | 92,500 | – | 1,136 | 95 | 24 | – |
| Aykon City 2 | 100,000 | 105,000 | 815 | 119 | 255 | – |
| Merano Tower | 100,000 | 101,500 | 956 | 106 | 50 | 9 |
| Reva Residences | 100,000 | 105,000 | 914 | 115 | 81 | 18 |
| Vera Tower | 100,000 | 106,000 | 902 | 116 | 165 | 44 |
| Executive Bay B | 104,000 | – | 1,055 | 98 | 35 | – |
| Ontario Tower | 109,000 | – | 982 | 103 | 35 | 10 |
| Elite Business Bay Residence | 112,500 | – | 1,343 | 89 | 23 | 19 |
| Scala Tower | 112,500 | – | 1,266 | 91 | 14 | – |
| Capital Bay B | 115,000 | – | 1,375 | 87 | 22 | 17 |
| Ag Tower | 120,000 | 109,574 | 1,500 | 75 | 24 | 6 |
| Windsor Manor | 120,000 | 110,000 | 1,647 | 67 | 126 | 4 |
| Churchill Tower | 120,000 | 120,000 | 1,472 | 86 | 95 | 27 |
| Capital Bay A | 120,000 | – | 1,361 | 88 | 25 | 16 |
| North Bay | 120,000 | 112,000 | 1,269 | 90 | 52 | – |
| Majestine | 122,500 | 131,500 | 1,247 | 96 | 32 | – |
| Eni Coral Tower | 125,000 | 106,722 | 1,440 | 76 | 127 | – |
| Luxury Family Residence II | 126,500 | – | 802 | 160 | 11 | – |
| The Residence At Business Central | 127,500 | 124,502 | 1,333 | 95 | 26 | 7 |
| Bay's Edge | 134,125 | 137,500 | 1,254 | 104 | 20 | 9 |
| Urban Oasis | 135,000 | 141,750 | 1,165 | 129 | 78 | 32 |
| The Atria | 135,000 | 137,500 | 1,516 | 91 | 65 | 17 |
| Millennium Binghatti Residences Business Bay | 135,000 | – | 1,409 | 94 | 20 | – |
| Al Habtoor City | 140,000 | 150,000 | 1,376 | 103 | 371 | – |
| Damac Towers By Paramount | 140,000 | 150,000 | 1,514 | 99 | 129 | 3 |
| Peninsula Two | 140,000 | – | 919 | 154 | 18 | 44 |
| Sol Avenue | 142,500 | 145,000 | 1,339 | 105 | 22 | 19 |
| Royal Regency | 145,000 | – | 1,443 | 106 | 13 | 10 |
| Mag 318 | 150,000 | 128,617 | 1,043 | 144 | 47 | 34 |
| Nobles | 150,000 | 140,000 | 1,269 | 112 | 84 | 77 |
| Marquise Square Tower | 155,000 | 153,445 | 1,482 | 107 | 49 | 3 |
| Prive By Damac | 157,500 | – | 1,381 | 116 | 38 | – |
| Binghatti Canal | 157,500 | 165,222 | 1,326 | 123 | 34 | 21 |
| Paramount Tower Hotel & Residences | 160,000 | 170,000 | 1,288 | 131 | 189 | 81 |
| West Five Business Bay Residences | 160,000 | – | 1,245 | 132 | 11 | 5 |
| U-Bora Towers | 162,500 | 130,203 | 1,586 | 88 | 26 | – |
| The Sterling East House | 162,500 | – | 1,665 | 120 | 19 | – |
| Peninsula Three | 165,000 | – | 946 | 168 | 66 | 25 |
| 15 Northside | 168,661 | – | 1,129 | 147 | 34 | – |
| Peninsula One | 175,000 | – | 948 | 167 | 91 | 37 |
| Trillionaire Residences By Binghatti | 187,500 | 240,000 | 1,351 | 145 | 25 | – |
| Ahad Residences | 212,500 | – | 1,622 | 129 | 18 | 8 |
| Peninsula Five | 220,000 | 217,125 | 1,353 | 150 | 28 | 8 |
| Peninsula Four | 225,000 | – | 1,430 | 157 | 15 | 28 |
| Terraces Marasi Drive | 231,000 | – | 2,007 | 137 | 12 | 12 |
| Sls Dubai | 260,000 | 267,500 | 1,866 | 141 | 24 | – |
2-bedroom apartments at a similar rent elsewhere
| Area | New lease | Size sq ft | Leases |
|---|---|---|---|
| Meydan One | 130,000 | 1,150 | 1,426 |
| Dubai Hills Estate | 140,000 | 1,016 | 1,339 |
| Dubai Marina | 145,000 | 1,329 | 3,703 |
| Sheikh Zayed Road | 125,000 | 1,355 | 500 |
| Meydan Business Park | 125,000 | 1,493 | 434 |
| Al Safa 1 | 145,000 | 1,417 | 33 |
| Jumeirah Lake Towers (JLT) | 120,000 | 1,315 | 1,099 |
| Dubai Creek Harbour | 150,000 | 1,123 | 1,593 |
Buying in Business Bay? Sale prices, every tower, resale and off-plan: Business Bay on BUY DUBAI →
Questions
How much is a 2 bedroom in Business Bay?
A 2-bed in Business Bay rents for AED 135,000 a year (AED 11,250 a month). This is the median of 2,421 new Ejari leases signed 16 Oct 2025–15 Oct 2026. Half signed between AED 115,000 and AED 155,000. Renewing tenants pay AED 115,760. Adverts ask AED 144,999.
What is the monthly rent of a 2 bedroom in Business Bay?
About AED 11,250 a month, from a median new lease of AED 135,000 a year (2,421 new Ejari leases, 16 Oct 2025–15 Oct 2026).
How big is a 2 bedroom in Business Bay?
The median new 2-bed lease in Business Bay is for 1,309 sq ft.
Is Business Bay expensive for a 2 bedroom?
A new 2-bed lease in Business Bay is 47% above the Dubai median of AED 92,000.
Which is the cheapest 2 bedroom building in Business Bay?
Bayz Tower: median new 2-bed lease AED 92,500 (24 leases). Next: Aykon City 2 AED 100,000, Merano Tower AED 100,000, Reva Residences AED 100,000.
Where is a 2 bedroom cheaper than Business Bay?
Close in price and cheaper: Meydan One AED 130,000, Sheikh Zayed Road AED 125,000, Meydan Business Park AED 125,000, Jumeirah Lake Towers (JLT) AED 120,000.
How we worked it out, and the limits
Updated 21 Oct 2026. Source: Dubai Land Department Ejari rent contracts. We use homes only, one unit for each contract, starting 16 Oct 2025–15 Oct 2026. "New" is a new tenant or a new contract. "Renewal" is the same contract, renewed. Bedrooms come from the Ejari unit type. "3 bed" means 3 or more. Every rent is a median: half the leases are above it. A figure needs 10 or more leases. A page needs 30 or more.
Full method: What the leases say → · Checking a rent rise? Rent increase calculator →
Sale prices, resale and off-plan, tower facts and developer photos: BUY DUBAI, our sister site for buyers. Rents: Dubai Land Department Ejari leases.