Apartment for Rent in Peninsula, Business Bay

You’ve probably seen the canal, the glass towers, the long promenade, and wondered: what’s the real story of renting in Peninsula? Here’s the version I’d have wanted when I first looked—practical, slightly opinionated, and honest about trade‑offs.

📌 Key Takeaways

Studios in Peninsula commonly start around AED ~85,000/year; 1‑bedrooms often appear from AED ~115,000/year (view, floor and finish push numbers up).
Decide early: view‑first (light + skyline) or value‑first (efficient + lower monthly). You can’t optimize for everything at once—and that’s okay.
Trade cheques smartly, ask for minor works in writing, and book your move‑in permit early (service elevators are real bottlenecks on weekends).

Want a curated shortlist? We’ll send three live options plus a negotiation plan: Contact Totality Real Estate Broker

Why Peninsula keeps appearing on tenant shortlists

Peninsula (by Select Group) is a master‑planned waterfront cluster stitched into the Business Bay canal loop—think promenade, pocket parks, and a more coherent urban fabric than the average one‑off tower. Phase names vary—Peninsula One, Two, Three, Four (The Plaza), Five—but the themes repeat: floor‑to‑ceiling glass, proper gyms and pools, and long sightlines toward Downtown.

A tiny caveat: “Peninsula” gets used loosely in some listings. To stay clean, filter by community on the portal, then cross‑check the phase (One/Four/Five, etc.) inside the description.

How to find an apartment for rent in Peninsula Towers Business Bay

3 steps you’ll actually use

Step 1 — Start on the right portals.
Head to Bayut, Property Finder or TotalityEstates.com and type Peninsula Business Bay. Set the rent type to Yearly (unless you’re shopping short stays). Save your search; new stock tends to appear in clusters after handovers.

Step 2 — Apply the filters that matter.
Beds (Studio/1BR/2BR), furnished vs unfurnished, size, balcony, view (Canal/Burj), and floor. If you love light, ask the agent for orientation; west‑facing canal views are gorgeous at dusk but warmer in the afternoons.

Step 3 — Cross‑check by phase.
Shortlist Peninsula Five and Peninsula Four – The Plaza if you want variety and an active ground plane. Peninsula One and Two can offer more value‑leaning stacks. Always verify view corridors on the actual unit.

Want two live examples (view‑first vs value‑first) from this week’s stock? Start here: Totality Real Estate Broker

Typical types, sizes & price signals

Listings show the usual Dubai spread: studios, 1BR, 2BR, 3BR, and (in some phases) duplex lofts. Size varies by stack and balcony, but the big pricing levers remain view premiums and floor height.

• Studios: commonly start around AED ~85,000/year in Peninsula.

• 1‑Bedrooms: regularly appear from AED ~115,000/year and rise with view, finish and floor.

• 2‑ and 3‑Bedrooms: broader ranges; verify per phase/stack and orientation.

Quick price snapshot (illustrative; verify per listing)

Short‑lets and monthly furnished options skew pricing; compare like‑for‑like (annual vs annual, furnished vs unfurnished).

Amenities & micro‑location (the bits you feel day to day)

Peninsula leans into waterfront living: a continuous promenade with cafés and retail, and (phase‑dependent) sports courts, tracks, and family spaces. It’s walkable; it feels like a neighborhood. That’s the differentiator vs a randomly placed tower on a busy Business Bay road.

Phase cheat‑sheet

• Peninsula Five — Variety; many stacks angle to Canal with Downtown/Burj peeks. Good for “view‑first” 1BRs.

• Peninsula Four – The Plaza — Two towers + duplex lofts around an active plaza; café life downstairs.

• Peninsula Two — Convenience‑first; community retail that simplifies daily errands.

• Peninsula One — Early flagship stock; efficient layouts, value‑leaning options exist.

Two‑option shortlist (so the decision feels real)

Option A — “View‑first” 1BR (Peninsula Five stack with canal/Burj corridor)

• Size: ~710–780 sq ft; high floor; strong light

• Asking: AED 150K–165K (annual)

• Pros: Daily light, skyline moments, newer finishes, usually quieter above road level

• Cons: Higher rent per sq ft; some west‑facing stacks get sunset glare

• Offer strategy: Try AED 148K in 2 cheques with minor works (deep clean, paint touch‑ups, A/C service) + 7–14 days rent‑free. If price is sticky, consider 4 cheques but keep the works + small appliance credit.

Option B — “Value‑first” 1BR (Peninsula One/Five mid stack, filtered view)

• Size: ~650–720 sq ft; mid floor; filtered canal/community view

• Asking: AED 120K–135K (annual)

• Pros: Efficient layout, lower A/C load, better negotiation room

• Cons: Less dramatic window moments; some stacks get corridor noise at peaks

• Offer strategy: Aim AED 118K in 1–2 cheques with paint + minor snagging and blinds/blackout allowance; or AED 122K in 4 cheques with a firm move‑in date.

Why the cheque talk? In Dubai, landlords often collect 1–4 post‑dated cheques for the year; offering fewer cheques can sometimes improve price (not always). More cheques may help your cash‑flow.

Negotiation playbook (what actually works)

1. Cheques vs price — If price won’t budge, push for rent‑free overlap (7–14 days) or a better minor works package.

2. Minor works & readiness — Ask for deep clean, paint touch‑ups, A/C service, sealant refresh, and appliance checks. For furnished units, attach an inventory list with photos.

3. Deposit clarity — Typical 5% unfurnished; 10% furnished (refundable). Put the return conditions in writing.

4. Agency fee & VAT — Market norm on annual rentals is 5% of annual rent, plus 5% VAT on the fee.

5. Dates — Confirm move‑in permit and elevator booking early; weekends fill up.

Lease checklist (documents, registrations, utilities)

Your documents (tenant):

• Passport + UAE residence visa copies

• Emirates ID (or visa “in process” proof)

• Cheques (security deposit, agency fee, rent cheques)

• Proof of income (if requested)

Landlord’s documents (you need them for Ejari):

• Title deed copy

• Landlord ID (or company docs)

• Signed tenancy (unified) contract

Ejari registration:

• Official lease registration. Do it online (Dubai REST) or at a service centre; modest fee. It’s required for utilities and any official interactions.

• Co‑occupants: register everyone living in the unit (family/flatmates).

DEWA (electricity & water):

• Activation follows Ejari. Expect a refundable deposit (commonly ~AED 2,000 for apartments) plus connection/activation fees. Take meter photos at key handover.

District cooling:

• Common in Peninsula; set the account in your name, note thermostat and filter access, and budget a monthly line for cooling.

Total monthly reality (illustrative scenarios)

These are planning numbers to help you “feel” the monthly; replace with live figures when you publish.

* District cooling and electricity/water vary with usage. Deposits are one‑time, refundable.

Furnished vs unfurnished (what actually changes)

If the furniture is tired, request replacements or a small rent credit.

Peninsula vs wider Business Bay — a practical compare

When Peninsula wins: you care about light, water, and a self‑contained feel.
When broader Business Bay wins: you want to minimize AED per month and don’t need the promenade.

FAQ (compiled from real Peninsula/Business Bay renter questions)

Is Peninsula more expensive than the Business Bay average?
Generally yes—Peninsula’s waterfront setting and newer stock command a premium over wider Business Bay averages.

Can I get a genuine Burj view from Peninsula?
Yes, in select stacks across phases (not all). Peninsula Five and parts of The Plaza offer corridors toward Burj Khalifa; verify on the actual unit.

Annual vs short‑term—what’s smarter?
For most 12‑month stays, annual works out cheaper than short‑let equivalents.

How many cheques are normal?
Between one and four post‑dated cheques is typical in the market.

What’s a fair security deposit?
Commonly 5% unfurnished, 10% furnished (refundable at exit subject to condition).

Pricing scenarios you can reuse (plug‑and‑play)

* Month‑1 cash out is a planning number: deposit + agency + Ejari + first rent cheque + a small setup buffer.

Offer templates (copy, edit, send)

Initial offer (email)
Subject: Offer for 1BR at Peninsula [Tower/Stack] — [Your Full Name]

Hello [Agent/Landlord Name],

I viewed Peninsula [Phase, Unit Ref] today and would like to submit an offer:

• Annual rent: AED [number]

• Cheques: [count] (dates attached)

• Move‑in date: [date] (flexible by ± [days])

• Minor works prior to handover: deep clean; paint touch‑ups; A/C service; sealant refresh; verify appliances

• (If furnished) Please include an inventory list with photos as an addendum

• Rent‑free overlap: [days] (if acceptable)

• Deposit / agency fee: ready on acceptance

Kindly confirm alignment so we can proceed to contract.

Best regards,
[Full Name]
[Mobile] | [Email]

WhatsApp version (short)
Offer for Peninsula [Phase/Unit]: AED [number], [x] cheques, move‑in [date]. Request minor works (clean/paint/A/C/sealant). If furnished, please include inventory list + photos. I can place deposit and docs today.

Counteroffer (when price sticks)
Subject: Counter — Peninsula [Unit]

If the landlord needs the asking price, I can meet at AED [asking] with [x] cheques, provided we confirm: [7–14] days rent‑free, minor works pre‑handover, and elevator booking for move‑in. If that works, I’ll arrange deposit + agency fee today.

Documents → keys timeline (simple and effective)

T‑7 to T‑5 — Scan passport/visa/Emirates ID; decide cheque plan; set budget band & move‑in week; shortlist 4–6 units.

T‑4 to T‑3 — Back‑to‑back viewings; pick one view‑first and one value‑first candidate; draft the offer (rent, cheques, minor works, rent‑free).

T‑2 — Offer accepted → contract prep; prepare deposit & agency fee; agree key handover and move‑in permit steps.

T‑1 — Sign tenancy; lodge deposit & agency fee; Ejari; book DEWA and district cooling; confirm lift slot.

T (keys) — Collect keys/cards; entry condition video; start deliveries (curtains → bed → appliances → sofa).

Move‑in day essentials (quick, practical)

1. Elevator & access — Book service lift + loading bay; share vehicle plates with security.

2. Deliveries — Curtains/blinds first (privacy + heat), then bed, fridge (if needed), washer, big furniture.

3. Cooling & utilities — Take photos of meters; locate thermostat & filter access.

4. Snagging — Photograph pre‑existing wear (wardrobes, under‑sink, balcony tracks).

5. Paperwork — Keep tenancy, Ejari, deposits, cooling/DEWA references, permit slips, and inventory (if furnished) in one folder.

6. First‑week rhythm — Walk the promenade at different times; time your commute; save the building manager’s service request channel.

Common mistakes (and the quick fix)

1. Chasing the listing angle, not the actual view → Verify on the unit, at your real living time.

2. Ignoring orientation and A/C load → Morning vs afternoon sun changes comfort and bills.

3. Move‑in logistics left too late → Permit + lift slot early, always.

4. Skipping a minor‑works list → Write it down with dates.

5. Not trading cheques strategically → Use cheques to win rent‑free or works.

6. Undocumented furnished inventory → Add an inventory addendum with photos.

7. Assuming Peninsula = one building → Double‑check phase and stack.

8. Comparing short‑let to annual → Different economics; compare annual vs annual.

9. Forgetting co‑occupant admin → Register everyone in Ejari/REST.

10. Rushing the last five minutes → Entry condition video + meter photos.

Print‑ready move‑in checklist (one page)

Before viewing

• ☐ Budget band (… to … AED)

• ☐ Cheques plan (… cheques)

• ☐ Docs scanned: Passport / Visa / Emirates ID

• ☐ Must‑haves: (view / balcony / size / parking / furnished?)

After viewing

• ☐ Pick one view‑first + one value‑first

• ☐ Offer (rent, cheques, minor works, rent‑free)

• ☐ Inventory list (furnished) + photos

Upon acceptance

• ☐ Tenancy draft ready

• ☐ Security deposit cheque

• ☐ Agency fee

• ☐ Handover date & move‑in permit booked (lift slot)

Pre‑keys

• ☐ Ejari registered

• ☐ DEWA activation booked

• ☐ Cooling account set

• ☐ Deliveries sequenced (curtains → bed → appliances → sofa)

Move‑in day

• ☐ Keys + access cards

• ☐ Entry condition video + snag notes

• ☐ Meter readings recorded

• ☐ Building deposit (if any) documented

Want three live Peninsula options—one view‑first, one value‑first, one balanced—plus a clear negotiation plan?
Start here →