Royal Bay by Azizi, Palm Jumeirah
An off-plan home in Royal Bay by Azizi sells for about AED 2.80m
Median of 10 resale sales of every bed size in the 12 months to 23 Oct 2026, from Land Department records (no single bed size has 10 sales). Last sale in the tower: 31 Aug 2026.
- The market says
- 10 resales of all sizes in the 12 months to 23 Oct 2026 at AED 2,111 per sq ft; owners who sold gained 8.0% a year and 0% sold at a loss; 1 home for sale now.
“Owners who sold in Royal Bay by Azizi made 8.0% a year, and none of the 10 on record sold at a loss. A 2-bed gives a gross yield of about 3.0% on the median signed Ejari rent for a 2-bed in Palm Jumeirah (AED 90,000 a year), against the median sold price. Few homes are for sale against the pace of sales, so a home at the right price sells quickly. That is a steady record. I would buy for rent and a long hold, not for a quick resale.”
James is the human, licensed broker. Dalia, in the yellow bar, is the AI analyst.
- Signed rent, 2-bed
- AED 90,000 a year (community median, 801 signed Ejari leases, 12 months) · gross yield 3.0% (signed rent)
- Official record
- 126 registered sales since 2016: 124 hotel apartment, 1 shop, 1 other
Royal Bay by Azizi 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.
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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, by the developer or by an earlier buyer (a Land Department "delayed sell"). The two are different markets, so we never mix them in one price. Sold = median price of sales in the 12 months to 23 Oct 2026. Asking and rent = live listings on 7 Oct 2026. Counts are in brackets. A sold median needs 10 sales, an advert median 3 adverts.
| Type | Median asking | Rent a year |
|---|---|---|
| 1-bed | – (0) | AED 114,998 (4) |
| 2-bed | – (1) | – (2) |
Sold prices: Land Department sale records to 23 Oct 2026, BUY DUBAI facts cube. Asking and rent are adverts, not contracts. 68 sales are hotel apartments and are marked in the list below.
Sales we leave out of every median, count and chart (5 of 68 here): bulk transfers, meaning 5 or more completed homes sold within two days at prices per sq ft within 25% of each other (5); 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
Median AED 2,111 per sq ft in the 12 months to 23 Oct 2026 (10 resale sales). A like-for-like yearly change needs at least 10 sales of the same bed size in each of the two 12-month periods.
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; Land Department records, quarters with 10 or more sales.
What owners made: +8.0% a year, 0% sold at a loss
10 owners bought a home in Royal Bay by Azizi and sold it again as a completed home 6 months or more later. Half of them held it for 2.4 years or more. A gain is the change in the price for each year held, before fees, service charge and rent.
By unit type, and bought off-plan or completed
| Unit type | Gain a year | Sold at a loss | Owners |
|---|---|---|---|
| 2-bed | +8.0% | 0% | 6 |
| Bought as | Gain a year | Sold at a loss | Owners |
|---|---|---|---|
| Completed | +8.0% | 0% | 10 |
Round trips: the same unit number sold twice, bulk transfers and same-price transfers out, 5 or more owners for each line. Only owners who sold are counted: an owner who waits for a better price is not here. An owner who bought off-plan paid in stages, so the gain on the cash paid in is higher than the gain on the price. Dubai figures: 55,901 round trips by the same rule, all areas, to 22 Oct 2026.
Every sale since 2020: 68 sales of 56 units
Newest first. Each sale is marked Resale or Off-plan. The last column shows the change from the same unit's sale before.
| Unit | Type | Sq ft | Price | AED per sq ft | Date | Market | Against the sale before |
|---|---|---|---|---|---|---|---|
| 411 | 2-bed · hotel apartment | 1,404 | AED 3,000,000 | 2,137 | 31 Aug 2026 | Resale | +37% from AED 2.19m in 2024 |
| 202 | 1-bed · hotel apartment | 1,070 | AED 2,230,560 | 2,084 | 6 Aug 2026 | Resale | |
| 103 | 1-bed · hotel apartment | 1,071 | AED 1,962,585 | 1,832 | 14 Jul 2026 | Resale | +7% from AED 1.83m in 2024 |
| 610 | 1-bed · hotel apartment | 1,101 | AED 2,145,000 | 1,949 | 29 Jun 2026 | Resale | |
| 104 | 1-bed · hotel apartment | 796 | AED 2,000,000 | 2,513 | 4 May 2026 | Off-plan | |
| 603 | 2-bed · hotel apartment | 1,516 | AED 2,800,000 | 1,847 | 10 Mar 2026 | Resale | +27% from AED 2.20m in 2020 |
| 110 | 1-bed · hotel apartment | 1,111 | AED 3,278,991 | 2,952 | 24 Feb 2026 | Resale | |
| 703 | 2-bed · hotel apartment | 1,633 | AED 2,800,000 | 1,714 | 7 Jan 2026 | Resale | +30% from AED 2.15m in 2022 |
| 808 | 2-bed · hotel apartment | 1,475 | AED 3,550,000 | 2,406 | 10 Dec 2025 | Resale | |
| 308 | 2-bed · hotel apartment | 1,481 | AED 3,600,000 | 2,431 | 10 Dec 2025 | Resale | |
| 406 | 1-bed · hotel apartment | 899 | AED 2,367,696 | 2,635 | 9 Sep 2025 | Resale | |
| 306 | 1-bed · hotel apartment | 851 | AED 2,000,000 | 2,351 | 6 Aug 2025 | Resale | +14% from AED 1.75m in 2022 |
| 106 | 1-bed · hotel apartment | 850 | AED 1,750,000 | 2,059 | 30 Jun 2025 | Resale | |
| 704 | 1-bed · hotel apartment | 791 | AED 1,950,000 | 2,466 | 12 Jun 2025 | Resale | |
| 304 | 1-bed · hotel apartment | 791 | AED 1,700,000 | 2,150 | 9 Jun 2025 | Resale | |
| 204 | 1-bed · hotel apartment | 821 | AED 1,650,000 | 2,009 | 22 May 2025 | Resale | |
| 810 | 1-bed · hotel apartment | 1,101 | AED 2,100,000 | 1,908 | 8 May 2025 | Resale | |
| 109 | 2-bed · hotel apartment | 1,494 | AED 3,300,000 | 2,209 | 19 Feb 2025 | Resale | +32% from AED 2.50m in 2022 |
| 309 | 2-bed · hotel apartment | 1,494 | AED 3,400,000 | 2,276 | 6 Jan 2025 | Resale | |
| 701 | 1-bed · hotel apartment | 873 | AED 1,950,000 | 2,232 | 18 Nov 2024 | Resale | +27% from AED 1.53m in 2020 |
| 307 | 1-bed · hotel apartment | 1,125 | AED 2,150,000 | 1,910 | 24 Oct 2024 | Resale | |
| 811 | 2-bed · hotel apartment | 1,404 | AED 3,000,000 | 2,137 | 17 Sep 2024 | Resale | |
| 801 | 1-bed · hotel apartment | 862 | AED 1,920,000 | 2,228 | 13 Sep 2024 | Resale | |
| 901 | 3-bed · hotel apartment | 6,651 | AED 7,250,000 | 1,090 | 8 Aug 2024 | Resale | |
| 207 | 1-bed · hotel apartment | 942 | AED 1,840,000 | 1,952 | 7 Aug 2024 | Resale | |
| 702 | 1-bed · hotel apartment | 943 | AED 2,300,000 | 2,439 | 6 Aug 2024 | Resale | +20% from AED 1.92m in 2024 |
| 605 | 1-bed · hotel apartment | 1,143 | AED 1,666,850 | 1,459 | 6 Aug 2024 | Resale | |
| 411 | 2-bed · hotel apartment | 1,404 | AED 2,186,200 | 1,557 | 5 Aug 2024 | Resale | |
| 405 | 1-bed · hotel apartment | 1,143 | AED 1,666,850 | 1,459 | 31 Jul 2024 | Resale | |
| 402 | 1-bed · hotel apartment | 1,070 | AED 1,827,450 | 1,708 | 31 Jul 2024 | Resale | |
| 310 | 1-bed · hotel apartment | 1,111 | AED 3,353,520 | 3,019 | 30 Jul 2024 | Resale | |
| 503 | 2-bed · hotel apartment | 1,633 | AED 3,234,260 | 1,980 | 29 Jul 2024 | Resale | |
| 205 | 1-bed · hotel apartment | 1,143 | AED 1,666,850 | 1,459 | 25 Jul 2024 | Resale | |
| 611 | 2-bed · hotel apartment | 1,404 | AED 3,000,000 | 2,137 | 11 Jul 2024 | Resale | |
| 711 | 2-bed · hotel apartment | 1,442 | AED 2,210,000 | 1,533 | 1 Jul 2024 | Resale | +0% from AED 2.20m in 2022 |
| 101 | 1-bed · hotel apartment | 843 | AED 1,260,000 | 1,494 | 30 May 2024 | Resale | |
| 407 | 1-bed · hotel apartment | 942 | AED 1,594,880 | 1,692 | 30 May 2024 | Resale | |
| 803 | 2-bed · hotel apartment | 1,516 | AED 2,922,360 | 1,927 | 30 Apr 2024 | Resale | |
| 606 | 1-bed · hotel apartment | 899 | AED 1,603,320 | 1,784 | 25 Apr 2024 | Resale | |
| 105 | 1-bed · hotel apartment | 982 | AED 1,569,950 | 1,599 | 15 Apr 2024 | Resale | bulk transfer |
| 505 | 1-bed · hotel apartment | 981 | AED 1,570,800 | 1,601 | 15 Apr 2024 | Resale | bulk transfer |
| 403 | 2-bed · hotel apartment | 1,516 | AED 2,918,160 | 1,925 | 15 Apr 2024 | Resale | bulk transfer |
| 211 | 2-bed · hotel apartment | 1,404 | AED 2,186,200 | 1,557 | 15 Apr 2024 | Resale | bulk transfer |
| 103 | 1-bed · hotel apartment | 1,071 | AED 1,829,656 | 1,708 | 15 Apr 2024 | Resale | bulk transfer |
| 702 | 1-bed · hotel apartment | 943 | AED 1,917,720 | 2,034 | 22 Feb 2024 | Resale | |
| 303 | 2-bed · hotel apartment | 1,633 | AED 3,231,590 | 1,978 | 22 Feb 2024 | Resale | |
| 809 | 2-bed · hotel apartment | 1,424 | AED 3,200,000 | 2,247 | 21 Feb 2024 | Resale | |
| 709 | 2-bed · hotel apartment | 1,494 | AED 2,310,000 | 1,546 | 11 Dec 2023 | Resale | +14% from AED 2.04m in 2022 |
| 601 | 1-bed · hotel apartment | 862 | AED 2,000,000 | 2,321 | 11 Dec 2023 | Resale | |
| 805 | 1-bed · hotel apartment | 1,143 | AED 1,900,000 | 1,663 | 7 Nov 2023 | Resale | |
| 807 | 1-bed · hotel apartment | 942 | AED 2,000,000 | 2,122 | 31 Oct 2023 | Resale | +24% from AED 1.61m in 2022 |
| 609 | 2-bed · hotel apartment | 1,424 | AED 2,975,000 | 2,089 | 22 Aug 2023 | Resale | |
| 607 | 1-bed · hotel apartment | 942 | AED 1,471,900 | 1,562 | 23 Feb 2023 | Resale | |
| 707 | 1-bed · hotel apartment | 1,125 | AED 1,550,000 | 1,377 | 30 Nov 2022 | Resale | |
| 102 | 1-bed · hotel apartment | 1,014 | AED 2,005,000 | 1,978 | 14 Nov 2022 | Resale | +36% from AED 1.48m in 2021 |
| 306 | 1-bed · hotel apartment | 851 | AED 1,750,000 | 2,057 | 8 Nov 2022 | Resale | |
| 506 | 1-bed · hotel apartment | 851 | AED 1,550,000 | 1,822 | 10 Oct 2022 | Resale | |
| 711 | 2-bed · hotel apartment | 1,442 | AED 2,200,000 | 1,526 | 3 Aug 2022 | Resale | |
| 206 | 1-bed · hotel apartment | 899 | AED 1,450,000 | 1,614 | 18 Jul 2022 | Resale | |
| 807 | 1-bed · hotel apartment | 942 | AED 1,612,800 | 1,711 | 4 Jul 2022 | Resale | |
| 709 | 2-bed · hotel apartment | 1,494 | AED 2,035,000 | 1,362 | 13 Jun 2022 | Resale | |
| 109 | 2-bed · hotel apartment | 1,494 | AED 2,500,000 | 1,674 | 9 Mar 2022 | Resale | |
| 703 | 2-bed · hotel apartment | 1,633 | AED 2,150,000 | 1,316 | 21 Feb 2022 | Resale | |
| 102 | 1-bed · hotel apartment | 1,014 | AED 1,478,125 | 1,458 | 8 Jul 2021 | Resale | |
| 404 | 1-bed · hotel apartment | 821 | AED 1,398,547 | 1,703 | 24 Jun 2021 | Resale | |
| 604 | 1-bed · hotel apartment | 821 | AED 1,350,754 | 1,644 | 31 May 2021 | Resale | |
| 603 | 2-bed · hotel apartment | 1,516 | AED 2,200,000 | 1,451 | 17 Jun 2020 | Resale | |
| 701 | 1-bed · hotel apartment | 873 | AED 1,530,880 | 1,753 | 3 Jun 2020 | Resale |
Mortgage: what Royal Bay by Azizi costs a month
The numbers start from the median sold price in this tower. Change any of them. The rate starts at 3.99%, the most common 3-year fixed rate in two bank comparison lists dated 5 October 2026. Fixed rates in those lists run from 3.75% to 4.69%. Three-month EIBOR, the base for variable rates, was 4.19% on 9 Oct 2026.
Cash you need on day one
Buy against rent
Loan limits: Central Bank of the UAE mortgage rules (first home under AED 5 million: 80% for residents, 85% for UAE nationals; AED 5 million and above: 70% and 75%; second home or investment: 60% and 65%; off-plan: 50%; 25 years at most; all your debt payments at most 50% of your income). Banks set their own limit for buyers who do not live in the UAE. Assumptions, the same in every BUY DUBAI calculator: rate 3.99% a year, the most common 3-year fixed rate in two bank comparison lists dated 5 October 2026; repayment loan over 25 years; Land Department fee 4% of the price plus AED 580; trustee office AED 4,200 (AED 2,100 under AED 500,000); agent 2% plus 5% VAT; with a loan: mortgage registration 0.25% of the loan plus AED 290, bank fee 1% of the loan plus VAT (it differs by bank), valuation AED 3,150. Life cover, insurance and service charges are not included. This is an illustration, not an offer of a loan. Rates read on 9 Oct 2026.
Home loans registered on Royal Bay by Azizi
| Year | 2019 | 2020 | 2021 | 2022 | 2023 | 2024 | 2025 |
|---|---|---|---|---|---|---|---|
| Loans | 2 | 4 | 1 | 4 | 4 | 5 | 5 |
| Median loan | – | AED 1.25m | – | AED 1.41m | AED 1.79m | AED 2.06m | AED 1.36m |
Dubai Land Department register to 12 Feb 2026: mortgage and Islamic home finance registrations on homes in this tower. A loan can be for a purchase or to replace an older loan. Median shown for 3 or more loans.
The official record: 126 registered sales since 2016
Dubai Land Department register for "ROYAL BAY", 5 Jan 2016 to 12 Feb 2026: 124 hotel apartment, 1 shop, 1 other sales, plus 69 mortgages and 2 gifts. This source has every year and every unit type, but no unit numbers.
| Year | Hotel apartments: sales | AED per sq ft |
|---|---|---|
| 2026 | 1 | – |
| 2025 | 11 | 2,276 |
| 2024 | 28 | 1,847 |
| 2023 | 6 | 1,876 |
| 2022 | 10 | 1,644 |
| 2021 | 3 | 1,644 |
| 2020 | 2 | – |
| 2019 | 5 | 2,080 |
| 2018 | 3 | 2,679 |
| 2017 | 38 | 2,325 |
| 2016 | 17 | 2,240 |
Median AED per sq ft is shown for 3 or more sales in a year. 50 of these sales were off-plan and 76 were of completed units. What our unit list above does not have: the 1 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 61 sales and our unit list has 61.
Sales, price cuts, new adverts, rents and news, on WhatsApp. You choose what and how often.
Which side faces what
The direction of each landmark from Royal Bay by Azizi, 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.
| Side | What lies that way |
|---|---|
| North-east | Muraba Residence, a tower 134 m away · Burj Al Arab and the sea 3.7 km · Jumeirah beach and the sea 12.4 km · Sheikh Zayed Road 13.3 km · Burj Khalifa 14.6 km · DIFC 16.0 km · Dubai Design District 16.1 km |
| East | Meydan racecourse 15.2 km · Dubai Creek and Ras Al Khor 19.7 km |
| South | Dubai Marina skyline 5.2 km |
Around Royal Bay by Azizi
Price against the nearest towers
| Tower | Distance | AED per sq ft, 12 months (sales) |
|---|---|---|
| Royal Bay by Azizi (this tower) | – | 2,111 (10) |
| Muraba Residence | 134 m | 4,004 (7) |
| Azizi Mina | 182 m | 2,093 (14) |
| Royal Amwaj Residences South | 262 m | 2,211 (10) |
| Dream Palm Residence | 365 m | – (0) |
| Royal Amwaj Residences North | 681 m | 2,375 (24) |
| Serenia Residences North | 748 m | – (4) |
| Serenia Residences West | 760 m | 3,637 (5) |
Drive times with no traffic
| To | Time | Distance |
|---|---|---|
| Dubai Mall | 37 min | 30.8 km |
| DIFC Gate | 37 min | 31.6 km |
| DXB Terminal 3 | 63 min | 48.8 km |
| Dubai Marina Mall | 28 min | 16.4 km |
| Mall of the Emirates | 28 min | 17.8 km |
| Kite Beach | 33 min | 21.3 km |
| DWC airport | 58 min | 48.9 km |
OSRM routing on OpenStreetMap roads. Real times in traffic are longer.
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, 3 Jun 2020 to 22 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.
- Residents and building facts: Google Maps reviews and guide pages (Building guide from live adverts (facts and resident opinions; rewrite in your own words; cite as "live adverts")., Resident and public material found on the open web (one passage per block; source and date under each)., live adverts: community guide), read by an AI model on 26 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: a Google Maps place, resident reviews, guides, a floor plan document, unit positions on a floor, the side and view of each unit, building facts, the developer, a licensed photo.
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: 26 Oct 2026 first build of this page. No correction yet.
Other towers in Palm Jumeirah
Royal Bay by Azizi is one of 100 buildings and building groups with a page in Palm Jumeirah. Developer: AZIZI DEVELOPMENTS L.L.C, with 2 towers on BUY DUBAI. Towers of the same type and price band come first.
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- NH Collection Dubai The Palm prices and sales
- Marina Residences 3 prices and sales
- Balqis Residence Block C prices and sales
- Golden Mile 1 prices and sales
- Golden Mile 2 prices and sales
- Golden Mile 5 prices and sales
- Golden Mile 8 prices and sales
- Mughal prices and sales
- Avita prices and sales
- Bella prices and sales
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