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Bay Square rent: what tenants really pay
Rent in Bay Square, Business Bay: Studio AED 77,000, 1-bed AED 117,500 a year. These are medians of 165 Ejari leases signed 16 Oct 2025–15 Oct 2026. Per sq ft, a Studio here is AED 115, against AED 136 across Business Bay.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
“Bay Square: value at AED 115 a sq ft against the Business Bay median of 136. Ask the agent what the last tenant signed, then use the table below.”
Know the rent before you sign
What tenants in this building really paid, what landlords ask, and how hard to push.
What the leases say about Bay Square
- Per sq ft, a Studio here costs 15% less than the Business Bay median: AED 115 against AED 136. It is number 6 of 47 Business Bay buildings, cheapest first.
- Homes here are bigger than usual. The median Studio here is 664 sq ft. That is 45% above the Business Bay median of 459 sq ft.
- New Studio tenants pay AED 77,000, renewing tenants AED 80,111. For the same home, renewing is more expensive than moving in: a new tenant pays 4% less.
- New-lease rent per sq ft fell 6% on the year, to AED 106 a sq ft.
- 27 leases end in the next 60 days, so more homes may become available soon.
Rent in Bay Square by bedrooms
AED a year, medians. Signed: Ejari leases 16 Oct 2025–15 Oct 2026. Asking: adverts on 16 Oct 2026, matched by building name.
| Home | New lease | Renewal | Asking | Size sq ft | AED / sq ft | Leases |
|---|---|---|---|---|---|---|
| Studio | 77,000 | 80,111 | – | 664 | 115 | 94 |
| 1-bed | 117,500 | 111,125 | – | 1,224 | 92 | 71 |
Where Bay Square is, and the buildings around it
Click a building to see its rents. Rents shown are median new leases, 16 Oct 2025–15 Oct 2026.
Finding
A new Studio tenant in Bay Square pays 4% less than a renewing one for the same home.
New lease against renewal: same building, same bedrooms, size within 15%
- For a Studio in this building, new tenants pay less than renewing tenants.
- If you renew, ask for the new-lease price.
- The renewal figure shows what the landlord accepts from tenants he wants to keep.
- Renew or move →
Finding
New-lease rent per sq ft in Bay Square fell 6% on the year.
Median new lease, AED a sq ft, by quarter
AED 106 a sq ft in the 12 months to 15 Oct 2026, against AED 113 the year before. Quarters with fewer than 10 new leases are left out of the chart.
Supply
27 leases in Bay Square end in the next 60 days.
Leases ending soon: homes that may become available
Some will renew, some will come back to the market. More homes free means more room to negotiate. Ask agents about units with a lease ending soon.
Compare: other Business Bay buildings, Studio
| Building | New lease | Size sq ft | AED / sq ft | Leases |
|---|---|---|---|---|
| Upside Living | 78,000 | 472 | 188 | 280 |
| Ahad Residences | 78,000 | 455 | 179 | 41 |
| Peninsula Three | 75,000 | 425 | 175 | 114 |
| Marquise Square Tower | 75,000 | 569 | 132 | 140 |
| Binghatti Canal | 75,000 | 452 | 167 | 44 |
| The Sterling East House | 75,000 | 472 | 161 | 18 |
| J One | 75,000 | 531 | 138 | 14 |
| Peninsula One | 80,000 | 407 | 198 | 120 |
Buying in Business Bay? Sale prices, every tower, resale and off-plan: Business Bay on BUY DUBAI →
Questions
How much is rent in Bay Square?
Rent in Bay Square, Business Bay: Studio AED 77,000, 1-bed AED 117,500 a year. These are medians of 165 Ejari leases signed 16 Oct 2025–15 Oct 2026. Per sq ft, a Studio here is AED 115, against AED 136 across Business Bay.
How much is a studio in Bay Square?
The median rent for a new Studio lease in Bay Square is AED 77,000 a year (AED 6,417 a month). The median size is 664 sq ft. This is from 55 new leases, 16 Oct 2025–15 Oct 2026.
How much is a 1 bedroom in Bay Square?
The median rent for a new 1-bed lease in Bay Square is AED 117,500 a year (AED 9,792 a month). The median size is 1,224 sq ft. This is from 44 new leases, 16 Oct 2025–15 Oct 2026.
Is it cheaper to renew or move in Bay Square?
For a Studio, new tenants pay a median AED 77,000 and renewing tenants AED 80,111. For the same home, a new tenant pays 4% less.
Is rent going up in Bay Square?
Rent per sq ft on new leases in Bay Square: AED 106 in the 12 months to 15 Oct 2026, against AED 113 the year before.
What are the alternatives to Bay Square in Business Bay?
Similar rent for a Studio: Upside Living AED 78,000, Ahad Residences AED 78,000, Peninsula Three AED 75,000, Marquise Square Tower AED 75,000.
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.
This building. Leases are matched by the Ejari project name "BAY SQUARE". 165 leases 16 Oct 2025–15 Oct 2026, 99 new. First leases in our records: 2024. Adverts are matched by name and may include a neighbouring building. Position from OpenStreetMap.
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.