When you look at actual recorded transactions, you can see why the range feels reasonable, and also why it can break quickly. For example, ready transactions in early February 2026 show deals around the high AED 2,000s to mid AED 4,000s per sq. ft. in several towers, depending on unit type and view.

 Then branded, high-demand off-plan deals (like Bayview) can jump much higher, with multiple contracts showing AED 5,000 to 7,000+ per sq. ft.

So yes, 1-bedroom apartments often land in the “about” AED 2.2M to AED 2.8M+ zone for many typical choices, and branded or scarce layouts can stretch above that. 2-bedroom units tend to cluster around mid AED 3M to AED 5M+, and 3-beds and larger move fast once view, floor, and brand start stacking.

I’ll keep the tone human, but I won’t pretend this is simple. Beachfront is one of those communities where two apartments in the same tower can be “the same on paper” and still trade like they’re in different neighborhoods.

“Message me on WhatsApp, I’ll send today’s best off plan payment plans at Emaar Beachfront, with starting prices and handover dates.”

What people actually mean when they search “Emaar Beachfront prices 2026”

Most searches are not really about “prices”. They’re about one of these:

• Is it still worth buying, or am I late?
• What is the price per sq ft right now, and what’s “normal”?
• Which towers are premium, and which ones are just expensive?
• What’s the rent, what’s the yield, and what does net look like after service charges?
• Is off-plan smarter than resale in 2026?
• What’s the handover timeline, and does 2026 matter for supply?

Property Finder even summarizes the market in a very direct way, citing an average sale price and a return on investment figure based on a large batch of sales for Emaar Beachfront.

I’ll use that kind of framing, but I’ll also anchor things to actual transaction examples so it doesn’t feel like airy marketing.

Buyer decision area	What to evaluate at Emaar Beachfront	Practical questions to ask	What it usually affects	Quick action
Location, true convenience	Dubai Harbour placement between Dubai Marina and Palm Jumeirah	Do you commute daily, or is this lifestyle and weekends? Is your typical drive toward DIFC, Downtown, Media City, or the airport?	Daily usability, resale demand	Pick 2 to 3 towers that match your commute direction first, then filter by view
Proximity anchors	Dubai Marina, JBR, Bluewaters	Will you actually use Marina and JBR walkability, dining, beach clubs? Or do you prefer quieter?	Lifestyle fit, rental tenant profile	If you want higher occupancy, target towers that “feel” close to Marina and JBR energy
Exit and road access	Sheikh Zayed Road access	Is entry and exit smooth at peak hours? Are there bottlenecks near Dubai Harbour access points?	Time cost, guest convenience for rentals	Visit at peak time once, it changes your tower shortlist fast
View durability, not just “a view”	Marina skyline view vs Palm view vs full sea view	Can the view be blocked by future phases? Is it a direct line-of-sight view or angled, partial, or distant?	Price per sq ft, resale liquidity	Only pay a premium for views you believe are durable for 5 to 10 years
View premium logic	Palm view and full sea view stacks	Is the premium justified by the stack, balcony orientation, and living room sightline?	Appreciation potential, emotional buyer demand	Compare price per sq ft for the same tower across 2 to 3 stacks before committing
Noise and exposure	Marina skyline view units can face activity zones	Is the unit facing construction zones, road noise, or active marina areas?	Tenant satisfaction, long-term livability	Ask for a day and night video from the balcony, not just photos
Beach access reality	Private beach access	How far is the beach entrance from your lobby? Is it truly direct access or a longer walk?	Lifestyle value, guest experience	For holiday homes, prioritize “fast beach access” over “nice brochure wording”
Walkability and daily rhythm	Promenade access	Is the promenade active year-round, and are essentials nearby or do you drive for basics?	Living experience, rental attractiveness	If walkability matters, choose towers closest to promenade flow and retail nodes
Privacy and security feel	Gated community experience	Is access controlled properly, visitor management clear, parking controlled?	End-user comfort, guest management	Ask how visitor parking works, and whether access is smooth for deliveries and guests
Rental strategy alignment	Waterfront lifestyle positioning	Are you targeting long-term executives, short-term tourists, or hybrid?	Rent levels, vacancy profile	Pick the unit type and furnishing standard first, then pick the tower
Resale defensibility	All of the above combined	If you had to sell in 18 months, what makes your unit stand out? View, layout, floor, tower brand?	Liquidity, negotiating power	Choose a “story” you can sell later, not just what looks good today

“WhatsApp me your budget and preferred view, Palm, full sea, or Marina skyline, I’ll shortlist 5 units that match.”

Emaar Beachfront project decision table (2026 oriented)

Project	2026 price per sq ft, DLD examples	Resale vs off plan	Handover 2026	Payment plan	Service charges, net yield	Holiday homes vs long-term	Vacancy risk	Capital appreciation
Bayview by Address (Bayview)	~AED 5,100 to 7,140 per sq ft (Jan to Feb 2026 examples)	Off plan, branded (also off plan resale exists)	No, handover is later	Typically milestone plan to handover	High service-charge sensitivity, branded pricing can compress net yield, verify charges in DLD Service Charge Index	Best for premium short-stay and executive long-stay if building policy supports STR	Medium	High upside narrative, branded, newer delivery
Beachgate by Address	~AED 3,406 to 3,898 per sq ft (off plan transactions)	Off plan (with off plan resale)	Yes, Dec 2026	Often listed as 10/70/20	High service-charge sensitivity, net yield depends on achieved rent and charges	Strong for short-stay and hybrid, also good long-term if unit is efficient	Low to medium	High if bought well, near-handover catalyst
Address The Bay (Address Residences The Bay)	~AED 3,728 to 5,229 per sq ft (sold history examples through Feb 2026)	Off plan (branded), also off plan resale	Yes, Q4 2026	Often listed as 10/70/20	High service-charge sensitivity, branded, net yield depends on rent execution	Strong for executive long-term, short-stay subject to building rules	Medium	High if you secure durable view and good stack
Beach Mansion	~AED 3,481 to 3,700 per sq ft (Feb 2026 examples)	Mostly resale, ready market now	No	Resale, typically cash or mortgage	Medium to high service-charge sensitivity, net yield depends on view and rent tier	Great for premium long-term, short-stay can work if permitted	Low	Medium to high, delivered so more market-cycle driven
Grand Bleu (Tower 1)	~AED 4,495 per sq ft (Feb 2026 example)	Resale, ready	No	Resale, cash or mortgage	Medium to high, designer positioning can lift rent but charges matter	Lifestyle long-term, premium short-stay possible	Low to medium	Medium, mature tower, view scarcity driven
Sunrise Bay	~AED 2,671 to 2,774 per sq ft (Jan to Feb 2026 examples)	Resale, ready	No	Resale, cash or mortgage	Medium, often easier to keep net yield healthier than branded launches	Strong for short-stay and hybrid, also solid long-term	Low	Medium, more yield-driven than trophy-driven
Marina Vista (Tower 2)	~AED 3,300 per sq ft (Feb 2026 example)	Resale, ready	No	Resale, cash or mortgage	Medium, strong rent demand can support net yield	Very good for short-stay, also strong long-term	Low	Medium, mature but high-demand
Palace Beach Residence (Tower 1, Tower 2)	Tower 1 example ~AED 2,586 per sq ft (Feb 2026), Tower 2 examples ~AED 2,596 to 4,331 per sq ft (Jan to Feb 2026)	Resale, ready market now	No	Resale, cash or mortgage	High sensitivity, branded “Palace” positioning, verify charges before underwriting net yield	Executive long-term, short-stay may work if building allows	Low to medium	Medium to high, unit selection matters a lot
Beach Vista (Tower 2)	~AED 4,179 per sq ft (Jan 2026 example)	Resale, ready	No	Resale, cash or mortgage	Medium, delivered stock is easier to underwrite	Great for short-stay if policy supports, also good long-term	Low	Medium, view durability drives appreciation

Notes that make this table actually useful when you buy

• Service charges and net yield: I did not insert a single “service charge number” because it’s building-specific and year-specific. The right workflow is, shortlist 3 units, then verify their charges in the DLD Service Charge Index, and underwrite net yield from there.

• Holiday homes: Dubai holiday homes depends on DET registration plus building policy, some buildings are friendly, some are strict in practice. Always check before you buy if short-stay is part of the plan.

“Want resale deals below market? WhatsApp me the tower names you like, I’ll share recent transaction anchors and realistic pricing.”

Quick Answer

Emaar Beachfront prices in 2026 commonly sit in a wide band, because view, tower, and “branded vs non-branded” matter a lot. Recent DLD-cleaned transaction snapshots show many ready units trading around the high AED 2,000s to mid AED 4,000s per sq. ft., while branded off-plan deals can run into AED 5,000 to 7,000+ per sq. ft.

The market context that explains the premiums

Emaar Beachfront isn’t just “near the water”. It’s engineered as a premium waterfront district inside Dubai Harbour, positioned between Dubai Marina and Palm Jumeirah. The developer’s own positioning leans heavily into scarcity and lifestyle, and even the community stats are built to support that story: 1.5 km of private shoreline, 27 towers, 10,000+ units, and a 13,000 sqm retail mall are part of the official description.

That doesn’t guarantee appreciation, obviously. But it does explain why the floor for pricing tends to feel high compared to non-beachfront locations.

Also, Emaar’s investor materials consistently treat Emaar Beachfront as a major development cluster within their pipeline, alongside named projects like Beach Mansion, Address The Bay, Beachgate by Address, Seapoint, and Bayview.

That matters because when a developer keeps feeding a district with branded product, it tends to pull pricing expectations upward, even in resale.

2026 Price Trends and Projections (and what I’d do with them)

Price appreciation, the “10 to 12%” idea

A 10 to 12% annual appreciation claim is a forecast, not a fact. The more practical way to use it is as a scenario:

• If your unit selection is “average for Beachfront”, you model a base case that is conservative.
  
• If your unit is scarce (corner, high floor, durable view, branded services), you model a better case.

The reason this matters is that transaction evidence already shows a big spread. You can see 1-bed and 2-bed sales around the low AED 3,000s per sq. ft. in some ready deals, and then you can see Bayview contracts clearing far higher.

That spread is basically the market telling you, “unit selection is the whole game”.

Per sq. ft. rates, what the recent numbers suggest

Here’s a simple snapshot pulled from DLD-cleaned transaction tables (Property Finder’s transaction pages) around late Jan and early Feb 2026:

Those numbers come straight from the transaction rows shown for each sub-project.

If you’re trying to form a “pricing brain” for 2026, this is the part you remember: a lot of Beachfront is a 3,000 to 4,500 AED per sq ft story, and the branded off-plan layer can run higher.

Off-plan and new launches

Off-plan remains strong in 2026 for the same reason it’s strong elsewhere in Dubai, buyers like payment structure and they like being early.

Also, some off-plan branded inventory is explicitly priced as premium. Bayview is a clean example because the recorded contracts show it in black and white.

Emaar’s own listings also reinforce the “premium positioning”, for example, their Beachfront page states pricing varies and notes a starting point for available inventory, while showcasing Bayview units at high ticket sizes.

Rental yields

Yield talk gets messy because people quote gross yields like they’re guaranteed. Still, there are two useful anchors:

• Property Finder’s market summary cites an ROI figure for Emaar Beachfront based on a large set of sales it analysed.
• The lived reality is that Beachfront often trades some yield for lifestyle, view premium, and long-term brand pull. If you underwrite it, you underwrite net, not the headline.

I’ll go deeper into yield math later (including service charges and vacancy assumptions), because otherwise “6.0% to 6.3%” is just a nice-looking number without context.

Key 2026 developments buyers keep circling back to

Beachgate by Address (handover December 2026)

Beachgate is one of the projects that keeps coming up because the handover timing is a real 2026 variable. Metropolitan’s project page lays out a payment schedule and explicitly references handover in December 2026.

Even listing descriptions in early 2026 repeat that completion timing, which tells you the market is pricing it as a near-term branded delivery rather than a far-off concept.

Bayview by Address, demand and pricing pressure

If someone tells you “Bayview is expensive”, they’re not being dramatic. The transaction table shows 1-bedroom contracts in early 2026 around AED 3.5M to AED 3.8M, and larger units scaling fast from there.

Beach Mansion, Sunrise Bay, Beach Vista, the ready or near-ready layer

This is where buyers who want immediate usability often look. Beach Mansion’s ready transactions show a broad band that reflects view and layout differences.

And Sunrise Bay shows up in the general Beachfront transaction feed as well, which is a useful “market temperature check” because it’s not a tiny sample.

“WhatsApp me ‘BEACHFRONT’, I’ll reply with off plan vs resale options, ROI ranges, and the best towers for 1BR and 2BR.”

Off-plan vs resale in 2026, what changes at Emaar Beachfront (and what does not)

If you’re trying to make sense of Emaar Beachfront prices 2026, this is the fork in the road that matters most: off-plan (new contracts) vs ready or resale (existing units).

And honestly, I think people overcomplicate it. The decision usually comes down to two things:

1. Do you need the asset to produce rent soon?
2. Does the payment plan protect your cashflow, or squeeze it?

Because the market is already showing a visible pricing split between “ready, lived reality” and “branded off-plan, future story”.

You can see ready transactions in early February 2026 ranging from the high AED 2,000s per sq ft up to mid AED 4,000s per sq ft in different Beachfront towers.

Then you can also see branded off-plan deals like Bayview recorded at AED 4,600 to 7,100+ per sq ft depending on unit type and contract date.

That spread is not “random”, it’s basically the market pricing in brand, scarcity, and delivery expectations.

Off-plan vs ready, quick comparison table (Emaar Beachfront, 2026 lens)

What 2026 transaction snapshots actually show (and how to use them without overreacting)

I like using real transaction rows as “price anchors”, even if it’s only a snapshot. It keeps everyone honest, including me.

Here are examples from Property Finder’s DLD-cleaned transaction feed for Emaar Beachfront in early February 2026.

Sample ready transactions (Jan/Feb 2026 snapshot)

And then compare that to Bayview (off-plan, branded), where the contracts in late Jan and early Feb 2026 include numbers like these.

Sample off-plan branded transactions (Bayview snapshot)

So when someone quotes “AED 3,900 to AED 4,200 per sq ft average in 2026”, I get what they mean. But the market itself is saying, “that’s a middle story, not the whole story”. The branded layer is clearly higher, and some ready deals are clearly lower.

2026 Price Trends and Projections, but grounded

1) Price appreciation: the 10 to 12% idea (how I would frame it)

It’s fine to forecast. But a better investor move is to run three scenarios:

• Conservative: low single-digit appreciation, focus on rental stability
  
• Base: mid single-digit to low double-digit appreciation, balanced view
  
• Optimistic: double-digit appreciation, assumes brand premiums persist

Why? Because Emaar Beachfront isn’t one market, it’s multiple micro-markets inside one postcode. The transaction snapshots above show that clearly.

2) Per sq ft rates: what “average” means here

If you blend ready resale with branded off-plan, you can talk yourself into almost any average you want.

A more useful way to present it in your blog is:

• Ready resale reality band: roughly AED 2,700 to 4,500 per sq ft in early Feb 2026 examples
  
• Branded off-plan band: roughly AED 4,600 to 7,100+ per sq ft in Bayview contract examples

Then you explain the drivers. Which brings us to the part buyers feel but don’t always name.

The “tower selection” playbook (why two units can price differently, even in the same building)

I’m going to say something a bit blunt: Most pricing “mystery” at Beachfront is view durability plus brand plus layout efficiency. The rest is noise.

Here’s what I mean by view durability. If your view can be blocked, crowded, or visually degraded by future phases, the market eventually notices. Not always immediately, but it notices.

The 7 factors that move price at Emaar Beachfront in 2026

1. View type
   Full sea view, Palm-facing views, Marina skyline views, and “partial” views do not trade the same. You see the result of this in the per sq ft spread across towers.

2. Branded positioning
   When the product is branded (for example, Bayview by Address), the price per sq ft can jump sharply. The Bayview contract rows show that premium in a way that’s hard to argue with.

3. Tower identity and buyer psychology
   Some towers become “the one people want” for a while. It’s not always logical. But it’s real.

4. Layout efficiency
   Odd corners, wasted corridors, tiny balconies, or awkward bathrooms are value leaks. Buyers feel it during viewings, even if they can’t explain it.

5. Floor height and noise exposure
   In a busy waterfront district, height can matter more than people expect.

6. Ready vs near-handover vs early-phase off-plan
   Time-to-use can be its own premium.

7. Supply waves (handover clustering)
   When multiple towers hand over around the same period, some owners rush to rent or sell, and you get pockets of softness. It doesn’t mean the community is weak, it means supply temporarily has a louder voice.

Key 2026 developments buyers keep asking about

Beachgate by Address, why 2026 matters

Beachgate is one of those projects that gets attention because it sits near the “handover conversation”. Metropolitan’s page lays out a payment schedule that includes 20% at handover in December 2026, which is exactly the kind of detail serious investors fixate on.

That same page also repeats a commonly quoted market idea, that one-bedroom apartments in Emaar Beachfront can have an “average ROI” figure and that annual rents may start around a certain level, citing Property Finder as the source. Treat that as an estimate, not a guarantee, but it’s still useful for underwriting scenarios.

Bayview by Address, the pricing pressure story

Emaar’s own community page lists Bayview by Address with a “from” price point (which already signals premium positioning), and then the transaction contracts confirm the higher per sq ft band.

Rental yields in 2026, a simple model you can defend

This is where I see investors make mistakes. They take a headline yield, feel good for 10 seconds, then forget service charges exist.

So let’s do it properly, with a clear, repeatable method.

Step 1: Start with a rent anchor (not vibes)

Property Finder’s rent insights for 1-bedroom apartments in EMAAR Beachfront show an average rent around AED 147,545 per year (new rentals) and AED 147,174 per year (renewals).

For Marina Vista 1BR, Property Finder also shows a per-tower average around AED 145,734 per year in that same insights table.

That’s a good starting point. Not perfect, but real.

Step 2: Use a real purchase anchor (example transaction)

From the transaction feed: Marina Vista Tower 2, 1BR sold for AED 2,100,000 (AED 3,300 per sq ft) on 6 Feb 2026.

Step 3: Compute gross yield first, then build down to net

If we take a simple rent anchor of AED 145,734/year (tower average) and a purchase of AED 2,100,000, the gross yield would be:

• Gross yield = annual rent / purchase price
• 145,734 / 2,100,000 = 0.0694, around 6.9% gross

That looks strong, right? It is strong, but it’s not net.

Step 4: Build a net yield table with transparent assumptions

Because service charges and vacancy will change everything. And yes, furnishing can too.

Here’s a clean underwriting table format you can include in the blog. It’s designed to be copy-pasted into a spreadsheet later.

“Gross yields can look attractive, but net yield depends on service charges, vacancy, and maintenance.”

Step 5: Sanity-check rent with live listings (optional, but reassuring)

If you want a second anchor, Property Finder’s rent pages show example 1BR listings in Marina Vista around AED 140,000 to 145,000 per year for some units.

And Bayut’s average for 1-bed in Emaar Beachfront is also in the same broad ballpark (their number differs because portals measure differently, but it’s a useful triangulation).

“Looking for a ready unit you can rent immediately? WhatsApp me, I’ll share live resale options with rent potential.”

Sample 2026 property prices, based on Jan and Feb 2026 transaction snapshots

Before we get into ranges, one quick reality check: Emaar Beachfront pricing is not a single number in 2026. It behaves like a stack of mini markets inside one postcode, ready resale behaves differently from branded off plan, and view durability can move pricing more than people expect.

Still, we can build useful price bands using transaction snapshots and portal transaction feeds.

H3: What the data is anchored to

• Property Finder Transactions for Emaar Beachfront and Bayview, which are shown as DLD-sourced transaction rows (price, AED per sq ft, contract status, date).

• Propsearch transaction snapshots for Emaar Beachfront, which also show dated transaction records and AED per sq ft.

• Rental context from Property Finder rental insights and Bayut averages / rent transactions.

H3: Price bands by bedroom type (2026)

These are intentionally split into two lanes:

• Lane A, ready / resale band, what you see in many “normal” transactions

• Lane B, premium / branded band, where branded launches and top stacks land

Bayview’s off plan contracts are recorded with per sq ft pricing well above many ready transactions, for example 1BR at AED 3.541M (4,638 AED per sq ft) and 2BR at AED 8.32M (7,140 AED per sq ft).

And for the other side of the market, you can show a ready deal snapshot like Sunrise Bay Tower 2, 1 bed at AED 2.25M on 29 Jan 2026 at 2,774 AED per sq ft (Propsearch feed).

That pair of examples alone communicates the entire 2026 Beachfront story: there is a base market, and there is a premium market.

2026 price per sq ft, what is “normal” and what is “premium”

Emaar Beachfront price per sq ft in 2026

A practical way to frame it:

• Ready or resale transactions commonly appear in a band that can sit around the high AED 2,000s into the AED 4,000s per sq ft, depending on tower and view.

• Branded off plan contracts can push higher, and Bayview provides a visible example with multiple 2026 contracts above AED 4,600 per sq ft, and some well above AED 6,000 per sq ft.

A quick “pricing ladder” table you can reuse

Property Finder’s Emaar Beachfront transaction page summarises analysis across hundreds of sales and cites an average sale price and an ROI metric (their summary currently shows 5.47% ROI).

“ROI is an estimate based on portal data, always underwrite net returns based on your unit’s service charges, vacancy, and rent reality.”

Key 2026 developments that shape pricing psychology

Why 2026 matters for Beachgate and near-handover branded stock

Beachgate by Address is one of the most cited “2026” projects because the handover timing is part of the buyer narrative. Metropolitan’s Beachgate page explicitly references a payment schedule ending with handover in December 2026. 

• Bayut also repeats December 2026 as the expected handover date in its building guide.
• Propsearch’s project page also lists an estimated handover date of December 2026.

This matters because near-handover inventory tends to create two things at once:

• buyers who want 2026 delivery move earlier, even at higher pricing
• some investors try to time exits around handover, which can create a brief supply wave

It’s not always dramatic, but it’s real enough that you plan around it.

Rental yields in 2026, making the 6% idea more honest

I mentioned projected yields around 6.0% to 6.3%. That can be a reasonable planning band, but only if you keep it grounded by separating gross from net.

Emaar Beachfront rents, 2026 context

Property Finder’s rental insights pages provide an “average yearly” figure for 1 bedroom apartments in Emaar Beachfront, and it currently shows an average yearly figure around AED 178,000 per year (with monthly averages around AED 22,000).

Bayut’s 1 bedroom average rent for Emaar Beachfront shows around AED 163,806 per annum.

Bayut’s rent transaction analytics for 1 bedroom apartments in Emaar Beachfront shows an average yearly rental around AED 149,755 based on recorded rental transactions.

Those three numbers are actually useful together. They hint at the spread between:

• listings and portal “market averages”
• achieved rents based on transaction datasets
• building specific differences

H3: Yield scenarios table you can include (gross, then net logic)

Let’s build a clean, defensible example. No magic.

To get from gross to net, subtract:

• service charges (building specific)
• vacancy allowance (even if small)
• maintenance reserve
• leasing and renewal costs
• furnishing and refresh cycle if you’re targeting premium rent

This is where a lot of “6%” becomes “4.8%”, and that’s not bad, it’s just real.

What Emaar Beachfront is, in plain terms

Emaar describes the community as luxury beachfront living with 1.5 km of beach, 27 residential towers, and a 13,000 sqm retail mall, with Dubai Marina nearby and access to Sheikh Zayed Road.

It helps explain the persistent premium: people are not buying “an apartment”, they’re buying a scarce coastal format inside the city.

FAQs, Emaar Beachfront prices 2026

What are Emaar Beachfront prices in 2026?
In 2026, Emaar Beachfront pricing depends heavily on tower and view. Transaction feeds show ready deals in the high AED 2,000s to mid AED 4,000s per sq ft for some units, while branded off plan contracts can exceed AED 4,600 per sq ft and go much higher.

What is the average sale price in Emaar Beachfront?
Portal transaction summaries show an average sale price figure based on hundreds of sales, but the most accurate approach is to underwrite your exact unit’s pricing using recent transaction rows for the specific tower and view category.

Are Bayview by Address prices higher than other towers?
Often yes. Recorded Bayview contracts in Jan 2026 show high AED per sq ft figures, including examples above AED 6,000 and even above AED 7,000 per sq ft for some units.

What rental yield can I expect in 2026?
Gross yields depend on purchase price and achieved rent. Rental insights show 1BR averages in the roughly AED 150k to 178k yearly range depending on dataset, then net yield depends on service charges, vacancy, and maintenance.

Is 2026 important for Beachgate by Address?
Yes, because multiple sources reference a December 2026 handover timeline, and near-handover projects tend to attract buyers who want delivery in a defined window.

Why do two similar units have very different prices?
At Emaar Beachfront, view durability, tower reputation, branded services, and layout efficiency can move the price more than bedroom count alone.