A professionally run 1-bed in Business Bay was 78% occupied, the highest of the four central areas we measured, but at about AED 450 a night it grossed a median of around AED 112,000 a year. A 2-bed, at about AED 770 a night, grossed around AED 181,000. After costs the owner keeps about AED 56,000 and AED 94,000 against long-let asking rents of AED 104,000 and AED 148,000. Get a free estimate for your unit.
Busy, but at a lower price
Business Bay fills well. A professionally run 1-bed was 78% occupied over the 12 months to September 2026, ahead of Palm Jumeirah (77%), Dubai Marina and Downtown (both 76%). The price is the lower nightly rate: about AED 450 for the 1-bed, against about AED 530 in Dubai Marina, AED 600 on the Palm and AED 610 in Downtown. Occupancy does not make up for the difference in rate, so the 1-bed median gross of around AED 112,000 is the lowest of those four areas.
The sample is 325 professional 1-beds and 123 professional 2-beds. "Professional" means a rating of 4.5 or higher and a unit available 271 to 365 days a year. Across all 3,816 active listings the median was about AED 59,000, so the gap between a well-run unit and the average listing is wide here too. For all areas side by side, see the income by area data page.
1-bed against 2-bed
| Business Bay, professional | Sample | Average nightly rate | Occupancy | Median gross / year | Top quarter gross |
|---|---|---|---|---|---|
| 1-bed | 325 | AED 450 | 78% | AED 112,000 | AED 129,000 |
| 2-bed | 123 | AED 770 | 76% | AED 181,000 | AED 230,000 |
All figures are gross, before platform commission, cleaning, utilities, service charges and the management fee. The 2-bed earns about 1.6 times the 1-bed gross, while its long-let rent is about 1.4 times higher (AED 148,000 against AED 104,000, dubizzle H1 2026 asking rents). That difference in proportion is the reason the 2-bed is the stronger case here: revenue grows faster than the rent you would give up. It also has a wider top quarter, with the best 2-beds reaching AED 230,000 or more, against a much tighter AED 129,000 for the 1-bed.
After costs, against a long let
Our worked example removes the platform commission (15.5%), a management fee of 20% (a neutral example, the mid-point of the 15 to 25% market range, not a quote), utilities (AED 1,300 a month for a 1-bed, AED 1,800 for a 2-bed, our estimates) and consumables at 4% of gross (our estimate). Service charges are excluded because the owner pays them either way.
| Business Bay | Owner net, median | Owner net, top quarter | Long-let asking rent | Median net as share of rent | Top quarter as share of rent |
|---|---|---|---|---|---|
| 1-bed | AED 56,000 | AED 66,000 | AED 104,000 | about 54% | about 63% |
| 2-bed | AED 94,000 | AED 125,000 | AED 148,000 | about two thirds | about 84% |
Stated plainly: a typical professionally run Business Bay holiday home leaves the owner less than the average long-let asking rent, in both sizes. The 1-bed leaves about AED 48,000 a year less at the median. The 2-bed leaves about AED 54,000 less, but it is the closest case among the 2-beds we measured, and a top-quarter unit gets to about 84% of the rent. Asking rents are before the agency fee, usually a single payment, and before empty months, and achieved rents can be lower than asking, so the real gap can be smaller.
Seasons
The 1-bed averaged about AED 270 a night in July and about AED 700 in December. The 2-bed averaged about AED 430 in July and about AED 1,310 in December. November was the strongest month for occupancy (89% for the 1-bed, 87% for the 2-bed) and March the weakest (49% and 42%). The Business Bay 1-bed has the narrowest swing in occupancy of the four central areas, but the rate in the weak months is low. The period measured includes the 2026 downturn, when summer rates fell sharply.
When Business Bay makes sense
- You own a 2-bed. It is the best-placed size here, in the pair of cases (with the Dubai Marina 1-bed) where the gap to a tenant is smallest.
- You want to use it some weeks a year. A 12-month tenant rules that out.
- You want freedom to sell or move in without a tenancy to end first.
- The flat is already furnished. If you start from empty, our estimate for furnishing is AED 35,000 to 50,000 for a 1 or 2-bed.
For a 1-bed that you do not plan to use, a long let pays more on these numbers. Compare with Dubai Marina, where the 1-bed result is closer. Our estimate compares both options for your unit. If a long let pays you more, we will tell you.
Licence, insurance and building rules
Anyone running a holiday home in Dubai needs a licence from the Department of Economy and Tourism (DET). The operator goes through Initial Approval and then the licence, and each unit then needs its own permit, whose number must be shown in adverts. A valid liability insurance policy is required; operating without one carries a fine of AED 2,000, and without a licence AED 5,000. Fees for permits and licences were waived under a 2026 support package; check the current position with DET at dubaidet.gov.ae.
Business Bay has many towers with their own rules, and some require owners' association consent for short stays. If you have a mortgage, the lender may also need to agree.
We are launching in Dubai with a DET-licensed operating partner. Our own operator licence is in progress and we do not currently operate holiday homes in Dubai ourselves. Our fee is agreed upfront, in writing, before anything is signed.
Frequently asked questions
How much does a Business Bay holiday home earn?
A typical professionally run 1-bed grossed around AED 112,000 and a 2-bed around AED 181,000 over the 12 months to September 2026 (medians). The top quarter reached AED 129,000 and AED 230,000. These are gross figures. AirDNA estimates revenue from Airbnb and Vrbo listings; nights sold through Booking.com or direct bookings are not always captured, so multi-channel operators can earn more than these figures.
Is a 1-bed or a 2-bed better in Business Bay?
The 2-bed. Its gross is about 1.6 times that of the 1-bed while its long-let rent is about 1.4 times higher, and the median owner net reaches about two thirds of the asking rent, against about 54% for the 1-bed.
Why is occupancy high but income lower than in Downtown?
Business Bay fills well, with 78% occupancy for a pro 1-bed, but its nightly rate of about AED 450 is lower than in Downtown (about AED 610), and income follows rate as much as occupancy.
Does a holiday home beat a long let in Business Bay?
Not at the median, in either size. The 2-bed comes closest, and a top-quarter 2-bed reaches about 84% of the asking rent. Short stays make sense for personal use or flexibility to sell or move in.
What do I need to start renting in Business Bay?
A DET licence held by the operator, a permit for your unit, liability insurance and your building's consent where required. Check the current process and fees with DET.
Sources
- AirDNA market data, 12 months October 2025 to September 2026, converted from USD at the fixed rate of AED 3.6725.
- dubizzle Market Report, H1 2026 (average asking rents).
- Department of Economy and Tourism, Dubai: dubaidet.gov.ae.
- Executive Council Decree No. 41 of 2013; Executive Council Resolution No. 49 of 2014.
- Dubai Media Office, 21-05-2026 announcement of the support package for holiday homes.
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