Residence 22Completed 2016AED 3,303 per sq ft register, 2025
Sales alert
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Canal-front residential tower built by National Trading & Developing Est, handed over in 2016, with 56 resales since 2022

Residence 22, Business Bay · by National Trading & Developing Est

An apartment in Residence 22 sold for about AED 3,303 per sq ft in 2025

Median of 11 apartment sales in 2025, median price AED 15,794,286. Source: Dubai Land Department register, to 12 Feb 2026. 0 market sales in the 12 months to 14 Oct 2026; 56 sales on record since 2022. That is too few for a home price.

The developer says
Each residence is a full-floor penthouse with private elevator access, in a boutique building of about 22 homes on the Dubai Water Canal. As given on royalestays.com
The market says
62 registered sales since 2022 at AED 3,303 per sq ft (2025); 2 homes for sale now.
RealEstateRankingOctober 2026Not in the ranking: no sale in September 2026
James Paul Booth
The agent's view
“There are too few recent sales in Residence 22 for me to quote a return. I would price it from the last sale of the same layout, and I would not pay more for a promise.”
James Paul Booth, Dubai broker since 2018. A personal view. Not financial advice.
Ask James a question about this page
Official record
62 registered sales since 2022: 57 apartment, 5 shop
Google rating
4.5 (13 ratings)
Shops and food
19+ places to eat within 300 m
Nearest metro
Burj Khalifa/ Dubai Mall Metro Station, 2,065 m in a straight line
23 units with a sale on record since 2022.
0sales in the last 30 days: 0 resale, 0 off-plan
2for sale now, listed a median of -3 days
8 May 2025last sale on record: AED 16.26m
AIWritten by Dalia, an AI data analyst. Data to 14 Oct 2026. Built 16 Oct 2026.

Pictures of Residence 22

Tower entrance with Residence 22 sign, looking up
Tower entrance with Residence 22 sign, looking up
Photo: ECEE Photography, Google Maps
Tower facade seen from the canal
Tower facade seen from the canal
Photo: Business Bay Analytics, Google Maps
Tower seen from bridge beside neighboring buildings
Tower seen from bridge beside neighboring buildings
Photo: Harilal KP, Google Maps

7 pictures of this building: photos. Each shows its source; select one to open it there. A drawing is made by BUY DUBAI from real pictures and is marked as a drawing.

From the developer: National Trading & Developing Est

What National Trading & Developing Est publishes about Residence 22. Pictures are the developer's artist's impressions, not photos of the building. Each fact shows where it comes from; a fact read from the developer's text is checked word for word.

Checked, not found: artist's impressions, floor plans, a video, a brochure or other PDF, facts we could check. We searched the developer site and the web on 10 Oct 2026. Ask National Trading & Developing Est for the latest brochure and floor plans.

Photos: lobby, other shared area

4 photos of Residence 22 from Google Maps, each with a label for what it shows. Select a photo to open it on Google Maps.

Dim seating area with leather daybed and glass table
Lobby · may be a developer picture
Dim seating area with leather daybed and glass table
Photo: AB X, Google Maps
Columned open corridor with marble floor and plant
Other shared area
Columned open corridor with marble floor and plant
Photo: ECEE Photography, Google Maps
Courtyard with water feature, seating and potted palms
Other shared area
Courtyard with water feature, seating and potted palms
Photo: reva dhingra, Google Maps
Terrace with glass railing and black stone benches
Other shared area
Terrace with glass railing and black stone benches
Photo: Charles Pui, Google Maps

Residence 22 on the map

Three views of the same place, from the same direction. The other towers we cover are on all three: click one to open its page.

The map loads when you reach it.

3D: AI picture models of our towers (height and position from the map, detail approximate) and blocks from OpenStreetMap heights.

Resale and off-plan prices by bedroom

Resale = a completed home sold on. Off-plan = a home sold before the tower is complete, in most cases by the developer. The two are different markets, so we never mix them in one price. Sold = median price of sales in the 12 months to 14 Oct 2026. Asking and rent = live listings on 7 Oct 2026. Counts are in brackets. A median needs 5 sales or 3 listings.

TypeMedian askingRent a year
4-bed– (2)AED 1,400,000 (14)

Rents are asking rents, not registered contracts. Yield = asking rent divided by the median resale price, before service charge.

Sales we leave out of every median, count and chart (56 of 56 here): bulk transfers, meaning 5 or more completed homes sold within two days at prices per sq ft within 25% of each other (56); a sale at exactly the same price as that unit's sale before (0); a size more than 1.6 times the usual size for the recorded type, or a "studio" above 750 sq ft (0). They stay in the list below with a label.

Too few resale sales to state a yearly change

0 resale sales in the last 12 months and 0 in the 12 months before. Each period needs at least 5.

Too few quarters with sales to draw a chart.

Bars: median AED per sq ft by quarter. Blue line and blue numbers under the bars: number of sales in the quarter. Last 16 quarters at most. Grey bars have fewer than 3 sales.

Every sale since 2022: 56 sales of 23 units

Newest first. Each sale is marked Resale or Off-plan. The last column shows the change from the same unit's sale before.

UnitTypeSq ftPriceAED per sq ftDateMarketAgainst the sale before
15014-bed4,922AED 16,260,0683,3038 May 2025Resale+10% from AED 14.85m in 2024 bulk transfer
11014-bed4,781AED 15,794,2863,3038 May 2025Resale+9% from AED 14.43m in 2024 bulk transfer
17014-bed4,922AED 16,260,0683,3038 May 2025Resale+10% from AED 14.85m in 2024 bulk transfer
21014-bed4,922AED 16,260,0683,3038 May 2025Resale+10% from AED 14.85m in 2024 bulk transfer
7014-bed4,781AED 15,794,2863,30324 Apr 2025Resale+9% from AED 14.43m in 2024 bulk transfer
3014-bed6,387AED 21,097,0933,30324 Apr 2025Resale+10% from AED 19.26m in 2024 bulk transfer
9014-bed4,781AED 15,794,2863,30324 Apr 2025Resale+9% from AED 14.43m in 2024 bulk transfer
13014-bed4,781AED 15,794,2863,30324 Apr 2025Resale+9% from AED 14.43m in 2024 bulk transfer
19014-bed4,922AED 16,260,0683,30324 Apr 2025Resale+10% from AED 14.85m in 2024 bulk transfer
5014-bed4,781AED 15,794,2863,30324 Apr 2025Resale+9% from AED 14.43m in 2024 bulk transfer
201-BStudio1,808AED 5,971,6133,30324 Apr 2025Resale+8% from AED 5.50m in 2024 bulk transfer
201-AStudio2,239AED 6,784,0003,0301 Oct 2024Resale+64% from AED 4.14m in 2022 bulk transfer
11014-bed4,781AED 14,432,0003,0181 Oct 2024Resale+64% from AED 8.79m in 2022 bulk transfer
201-BStudio1,808AED 5,504,0003,0451 Oct 2024Resale+66% from AED 3.33m in 2022 bulk transfer
13014-bed4,781AED 14,432,0003,0181 Oct 2024Resale+64% from AED 8.79m in 2022 bulk transfer
22014-bed4,922AED 14,848,0003,0161 Oct 2024Resale+64% from AED 9.05m in 2022 bulk transfer
15014-bed4,922AED 14,848,0003,0161 Oct 2024Resale+64% from AED 9.05m in 2022 bulk transfer
7014-bed4,781AED 14,432,0003,0181 Oct 2024Resale+64% from AED 8.79m in 2022 bulk transfer
20014-bed4,922AED 14,848,0003,0161 Oct 2024Resale+64% from AED 9.05m in 2022 bulk transfer
12012-bed3,934AED 11,872,0003,0181 Oct 2024Resale+64% from AED 7.24m in 2022 bulk transfer
18014-bed4,922AED 14,848,0003,0161 Oct 2024Resale+64% from AED 9.05m in 2022 bulk transfer
10014-bed4,781AED 14,432,0003,0181 Oct 2024Resale+64% from AED 8.79m in 2022 bulk transfer
14014-bed4,781AED 14,432,0003,0181 Oct 2024Resale+64% from AED 8.79m in 2022 bulk transfer
3014-bed6,387AED 19,264,0003,0161 Oct 2024Resale+64% from AED 11.75m in 2022 bulk transfer
19014-bed4,922AED 14,848,0003,0161 Oct 2024Resale+64% from AED 9.05m in 2022 bulk transfer
5014-bed4,781AED 14,432,0003,0181 Oct 2024Resale+64% from AED 8.79m in 2022 bulk transfer
6014-bed4,781AED 14,432,0003,0181 Oct 2024Resale+64% from AED 8.79m in 2022 bulk transfer
8014-bed4,781AED 14,432,0003,0181 Oct 2024Resale+64% from AED 8.79m in 2022 bulk transfer
21014-bed4,922AED 14,848,0003,0161 Oct 2024Resale+64% from AED 9.05m in 2022 bulk transfer
16014-bed4,922AED 14,848,0003,0161 Oct 2024Resale+64% from AED 9.05m in 2022 bulk transfer
17014-bed4,922AED 14,848,0003,0161 Oct 2024Resale bulk transfer
4014-bed4,781AED 14,432,0003,0181 Oct 2024Resale+64% from AED 8.79m in 2022 bulk transfer
1013-bed1,819AED 5,536,0003,0431 Oct 2024Resale+65% from AED 3.35m in 2022 bulk transfer
9014-bed4,781AED 14,432,0003,0181 Oct 2024Resale+64% from AED 8.79m in 2022 bulk transfer
13014-bed4,781AED 8,794,5451,83926 May 2022Resale bulk transfer
4014-bed4,781AED 8,794,4541,83926 May 2022Resale bulk transfer
19014-bed4,922AED 9,053,7941,83926 May 2022Resale bulk transfer
7014-bed4,781AED 8,794,4541,83926 May 2022Resale bulk transfer
21014-bed4,922AED 9,053,7941,83926 May 2022Resale bulk transfer
201-BStudio1,808AED 3,325,0681,83926 May 2022Resale bulk transfer
11014-bed4,781AED 8,794,4541,83926 May 2022Resale bulk transfer
15014-bed4,922AED 9,053,7941,83926 May 2022Resale bulk transfer
22014-bed4,922AED 9,053,7941,83926 May 2022Resale bulk transfer
8014-bed4,781AED 8,794,4541,83926 May 2022Resale bulk transfer
3014-bed6,387AED 11,747,1221,83926 May 2022Resale bulk transfer
201-AStudio2,239AED 4,142,9271,85026 May 2022Resale bulk transfer
12012-bed3,934AED 7,236,1531,83926 May 2022Resale bulk transfer
14014-bed4,781AED 8,794,4541,83926 May 2022Resale bulk transfer
9014-bed4,781AED 8,794,4541,83926 May 2022Resale bulk transfer
10014-bed4,781AED 8,794,4541,83926 May 2022Resale bulk transfer
6014-bed4,781AED 8,794,4541,83926 May 2022Resale bulk transfer
5014-bed4,781AED 8,794,4541,83926 May 2022Resale bulk transfer
16014-bed4,922AED 9,053,7941,83926 May 2022Resale bulk transfer
1013-bed1,819AED 3,346,4411,83926 May 2022Resale bulk transfer
20014-bed4,922AED 9,053,7941,83926 May 2022Resale bulk transfer
18014-bed4,922AED 9,053,7941,83926 May 2022Resale bulk transfer

The official record: 62 registered sales since 2022

Dubai Land Department register for "Residence 22", 26 May 2022 to 12 Feb 2026: 57 apartment, 5 shop sales. This source has every year and every unit type, but no unit numbers.

YearApartments: salesShops: salesAED per sq ft
2025113,3031
2024233,0182
2022231,8392

Median AED per sq ft is shown for 3 or more sales in a year. 0 of these sales were off-plan and 62 were of completed units. What our unit list above does not have: the 5 office and shop sales (the unit list holds homes only); sales before 2020; mortgages and gifts. For homes from 2020 to 12 Feb 2026 the register has 57 sales and our unit list has 56.

Get a message when something changes in Residence 22
Sales, price cuts, new adverts, rents and news, on WhatsApp. You choose what and how often.
Sales alert

Which side faces what

The direction of each landmark from Residence 22, and the towers within 150 m that can stand in the way. What a home really sees depends on its floor and its side of the building. We do not have the unit positions for this tower yet, so we cannot tell you the view of one unit.

SideWhat lies that way
NorthDIFC 2.3 km
North-eastDamac Maison The Vogue, a tower 43 m away
EastDubai Creek and Ras Al Khor 4.7 km
South-eastDubai Design District 1.1 km
SouthMeydan racecourse 4.2 km
South-westEnara by Omniyat, a tower 85 m away · Enara, a tower 85 m away · Burj Al Arab and the sea 11.8 km · Dubai Marina skyline 19.5 km
WestBurj Khalifa 1.5 km · Sheikh Zayed Road 2.5 km · Jumeirah beach and the sea 5.2 km

What residents say: 4.5 from 13 Google ratings

We read the 4 newest Google reviews that have text (of 13 fetched; the tower has 13 ratings), dated 2017-03 to 2026-09. A review is one resident's statement. We show counts, not quotes.

No problem is named by 2 or more reviews.

On the plus side

Short lets: no Airbnb listing matched to this tower

Checked, not found. We read Airbnb on 9 Oct 2026 and no listing passed our test for Residence 22. 1 listings may be in this tower, but we could not confirm them. This does not mean short lets are not allowed.

Source: Airbnb listing pages, read 9 Oct 2026. A listing is one advert. One home can have more than one advert. No listing found does not mean short lets are not allowed.

The building: 17 of 53 questions answered

Each answer names its source. Questions with no answer are listed as "checked, not found" so you know we looked.

Developer
National Trading & Developing Est.
Completed
2016
Parking levels
3
Unit mix
Mostly full-floor 4-bed apartments of about 4,781 to 4,922 sq ft in the sale and rental listings; one guide also cites 2-bed penthouses of about 3,934 sq ft. Sale records also show one studio (1,808 sq ft) and one shop (1,302 sq ft).

Amenities: Rooftop swimming pool (temperature-controlled, per a letting listing), Gym / fitness centre, Outdoor fitness area, Pilates studio, Spa with sauna (steam room and jacuzzi per one guide), Japanese-inspired garden retreat, 24-hour concierge, Valet parking, 24/7 security and access control, Housekeeping, Bellboy assistance, Car lifts (one guide), Three basement parking levels, Private lift to each apartment (one listing)

Where sources disagree

  • Floors: 23 storeys plus 3 basements (propsearch.ae, search results) vs 24 storeys (live adverts: community guide). live adverts: community guide itself notes the split.
  • Unit count: 484 units (propsearch.ae) vs about 22 full-floor residences (live adverts: community guide) vs twenty suites (royalestays.com). propsearch.ae also says 22 apartments on each of 22 floors, which would be 484, but this clashes with the full-floor listings.
  • Unit mix: live adverts: community guide says full-floor 2-bed and 4-bed penthouses, while sale records show one studio and one shop in the building.
  • Location: royalestays.com says the building is on the waterfront of Dubai Creek, while propsearch.ae, live adverts: community guide and propertydigger.com place it on the Dubai Water Canal and Marasi Drive.
  • Name: building rebranded Eden House Marasi in 2024 (propsearch.ae, live adverts: community guide), but most sites still use Residence 22.
  • D shows the first sale on 2022-05-26 and 56 sales since 2020, while propsearch.ae says 50 sale records are available, a different count.

Watch-outs

Overall rating
Google rating is 4.5 from 13 ratings. Of 4 reviews with text, the newest (2026-09) gave 4 stars and the other 3 gave 5 stars.
Our data · our sales data, Google Maps reviews
Security staff
Guides and listings say there is 24/7 security and access control. No review mentions security.
Small apartments
Not found as a complaint. Listed apartments are large: about 4,781 to 4,922 sq ft for 4-bed units (the 1,808 sq ft studio is a single sale record).

Building

Floors, apartments and completion year
Floors: 23 storeys plus 3 basements (propsearch.ae); 24 storeys (live adverts: community guide); 22 residential floors and highest unit code 22 (propsearch.ae, our sales data). Apartments: 484 units (propsearch.ae), about 22 full-floor residences (live adverts: community guide), twenty suites (royalestays.com). Completed May 2016 (propsearch.ae, live adverts: community guide).
Reported by a site · propsearch.ae, live adverts: community guide, royalestays.com, our sales data
Is the pool a full length pool? How long?
propsearch.ae calls the rooftop pool a lap pool overlooking the canal. No length is given.
Reported by a site · propsearch.ae
What floor is the pool on?
On the roof / top floor, per propsearch.ae and live adverts: community guide. No floor number is given.
Is there a doorman or concierge?
Yes. Guides and listings mention a 24-hour concierge and porter, valet and bellboy assistance.
What do residents say on the plus side?
1 review of 4 (2026-09) says the apartment was comfortable and well located. 1 review (2021-10) calls it a high-end tower with a Moroccan spa at canal level. 1 review (2017-03) praises the slab-and-column structure design.
Residents say · Google Maps reviews
Amenities list
Rooftop swimming pool, gym, outdoor fitness area, Pilates studio, spa with sauna (steam room and jacuzzi per live adverts: community guide), Japanese-inspired garden retreat, concierge, valet, 24/7 security, housekeeping, bellboy, three basement parking levels with car lifts.

Developer

Who is the developer?
National Trading & Developing Est. Architects named: DXB Lab and ERGA Progress Engineering Consultants (propsearch.ae); live adverts: community guide credits DXB Lab for the facade and Dubai Contracting Co. (DCC Group) as main contractor.
Quality of construction
Not found as a resident statement on workmanship. 1 review of 4 (2017-03) praises the structural design (slab-and-column). No defects are reported.
Residents say · Google Maps reviews
Finishes
Sites describe real wooden floors, light colours and floor-to-ceiling windows. No review mentions finishes.
Reported by a site · propsearch.ae, propertydigger.com
Delivery record (on time or late)
propsearch.ae gives an estimated handover of April 2016 and completion in May 2016, so about one month after the estimate. Only one source gives both dates.
Reported by a site · propsearch.ae

Management

People

Who are my neighbours?
Not found directly. The building is mostly large full-floor apartments, and the recorded sales (many with 3 buyers each) and 13 rentals suggest a mix of owners and tenants.
Reported by a site · our sales data, propsearch.ae, royalestays.com
Are there Airbnb or holiday lets?
Not found as a fact. A short-term rental manager's guide says owners can apply for a holiday home permit, but this is a sales pitch, not proof that holiday lets operate.
Reported by a site · live adverts: community guide
Resident parking
Three basement levels of parking (with car lifts per propsearch.ae). Sale records show parking included. No count of spaces.

Parking

Around

Metro and public transport
Business Bay Metro Station (Red Line) is reachable in roughly 5 to 10 minutes by car (live adverts: community guide); luxhabitat.ae says it is close, with no distance. No walking time is given.

Around Residence 22

Price against the nearest towers

TowerDistanceAED per sq ft, 12 months (sales)
Residence 22 (this tower)–– (0)
DAMAC Maison The Vogue43 m1,401 (15)
Enara85 m– (0)
Vela Viento by Omniyat232 m6,105 (8)
The Vela Dorchester Collection247 m– (0)
The Bay300 m1,600 (9)

Drive times: empty roads, 08:00 and 18:00

ToEmpty roadLeave 08:00Home 18:00Distance
Dubai Mall6 min8 min10 min2.8 km
DIFC Gate5 min9 min19 min3.5 km
DXB Terminal 329 min23 min26 min19.3 km
Dubai Marina Mall23 min21 min29 min22.9 km
Mall of the Emirates17 min17 min27 min16.6 km
Kite Beach14 min––12.7 km
DWC airport48 min––46.7 km

Leave at 08:00 and home at 18:00: Google traffic predictions for a Tuesday (13 Oct 2026). Empty road: OpenStreetMap routing. "Home 18:00" is the drive back from that place.

Shops, food and services

Google Maps lists no shop or restaurant at this address.

Food and drink within 300 m: 19+
Hotel Indigo Dubai Downtown by IHGHotel64 m4.8 (9,233)
Open SesameRestaurant74 m4.6 (200)
Orange Feels Bar and Shisha LoungeBar75 m4.3 (85)
Happy Platter Kitchens, Business BayRestaurant123 m2.1 (50)
Baguett's Grill Online ONLYSandwich Shop129 m4.9 (34)
Rimal Al Noor Cafeteria L.L.CFast Food Restaurant201 m5 (5)
Samuele's Artisanal Gelato - Italian Ice CreamIce Cream Shop202 m4.6 (213)
Lekki DubaiNight Club209 m4.2 (322)
Windmills LoungeBar211 m4.4 (51)
Fobia Night Club Dubai فوبيا نايت كلوب دبيNight Club212 m3.9 (176)
Groceries and daily shops within 300 m: 5
Let’s Go Mini Mart (main)Supermarket105 m3.9 (14)
Gaia Flowers and Plants Trading LLCFlorist214 m5 (1)
West Zone Fresh Supermarket -Al Shafar Tower | Business BaySupermarket219 m4 (481)
Rozina FlowersFlorist236 m3.6 (9)
Sarleen FlowersFlorist238 m4.3 (7)
Other shops within 300 m: 13
WOW SNUSStore100 m4.6 (10)
Synergy GulfBuilding Materials Store188 m5 (1)
Las Pampas — Argentine Beef & Food DubaiWholesaler208 m4 (141)
100 % Original Natural Human Hair Factory Shop DubaiSuppliers211 m4.5 (96)
parknsale.aeCar Dealer213 m5 (1)
SALIERYAuto Parts Store214 m–
Sheeba HospitalityStore219 m5 (1)
Derma Unravel Cosmetics l.l.cStore220 m–
Best Curtain in Dubai (BCD)General Contractor222 m5 (122)
Azari LeatherStore223 m–
Services within 300 m: 19+
Finesse-Home Massage DubaiSpa67 m–
Ivy Beauty & Bubbles Hotel Indigo Business BayBeauty Salon80 m4.8 (2,739)
Massage Grace HarmonySpa84 m–
Wellbeings Holistic HealingSpa86 m4.9 (245)
Twist Beauty LoungeHair Salon88 m4.2 (10)
Golden-spa massage dubaiSpa90 m5 (1)
Dubai Massage Spa Vip SeasonSpa94 m–
Hang & Wear LaundryLaundry100 m4.7 (81)
Lotus life SpaMassage spa106 m3.6 (23)
5 Degrees Gents SalonBarber shop112 m4.3 (124)
Schools and nurseries within 1.5 km: 13
Metro and tram within 3 km: 4
Burj Khalifa/ Dubai Mall Metro StationSubway Station2065 m4.6 (2,559)
Financial Centre Metro StationSubway Station2381 m4.6 (433)
Business BaySubway Station2753 m4.5 (679)
Emirates Towers Metro StationSubway Station2842 m4.7 (656)

Source: Google Maps, read 16 Oct 2026. Straight-line distance from the tower. Each list shows the 10 nearest. Open the name to see it on Google Maps.

Own a unit here?

Ask for a report on your unit: its sales history, the same type's sales in the last 12 months and the homes for sale against it. A licensed partner agent, named on the report with the registration number, sends it. BUY DUBAI is not a broker and takes no part in the sale.

Method, sources and what we did not find

  • Sales: unit-level Dubai Land Department sale records, 26 May 2022 to 14 Oct 2026, checked by year against Dubai Land Department open data. Our unit list does not hold every sale, so some sales are missing.
  • Listings: one snapshot, 7 Oct 2026. Asking prices and asking rents.
  • Short lets: Airbnb map search and listing pages for Business Bay, read 9 Oct 2026. A listing counts for a tower when two of these agree: the Dubai holiday-home permit code, the tower name in the listing, the map pin.
  • Residents and building facts: Google Maps reviews and guide pages (live adverts: community guide, luxhabitat.ae, propertydigger.com, propsearch.ae, royalestays.com), read by an AI model on 16 Oct 2026 with a fixed question list. A script checks that each answer names its source.
  • Nobody visited the tower. Every fact is from a document, a map or a resident's review.
  • Checked, not found for this tower: unit positions on a floor, the side and view of each unit.

Corrections

Found an error? Tell us what is wrong and how you know. We check it, correct the page and list the change here.

Change log: 16 Oct 2026 first build of this page. No correction yet.

Dalia, an AI data analyst. This picture is AI-made.AIAsk Dalia