We’ve all heard the buzz: 2 bhk in Bur Dubai is the next big thing, but are you sure?
Think you’ve seen every 2‑BHK in Bur Dubai? Think again – the market is shifting like a tide.
2 bhk in Bur Dubai: The Smart Choice for 2025
We’re not just talking numbers; we’re talking lifestyle, convenience, and a balanced price‑yield that feels like a well‑orchestrated symphony. Premium amenities meet proximity to transit, while a balanced price‑yield keeps investors smiling.
Our data comes straight from the Dubai Land Department, Bayut, and Property Finder, so you can trust that the figures are as solid as a concrete pillar. We’ve pulled the latest figures to give you a crystal‑clear snapshot of prices, rents, and return potential.
Ever felt lost when comparing Bur Dubai to Marina or Downtown? That’s the first pain point. Many buyers struggle with transparent pricing and owner‑direct versus agency listings – the latter often hides the true cost behind a glossy façade.
We’ll walk you through a data‑driven exploration: a market snapshot, property profiles, a comparison matrix, and lifestyle benefits. By the end, you’ll know exactly where your money goes and what you get in return.
So, ready to dive into the numbers and feel the pulse of Bur Dubai’s 2‑BHK scene? Let’s get started.
2 BHK in Bur Dubai: Market Snapshot
We’re pulling the latest 12‑month data for 2‑BHK units across Dubai’s hotspots, including 2 BHK in Bur Dubai. Wondering how prices stack up? The table below gives you a quick, visual snapshot. We’ve adjusted for seasonality and normalized by unit size, so the numbers feel real, not just averages. This snapshot is your launchpad for smarter buying or renting. If you’re looking for a 2 BHK Dubai Marina or a comprehensive Dubai 2 bedroom price guide, this snapshot will help you compare.
Table 1: 2 BHK in Bur Dubai price snapshot (2025)
| District | Avg. Sale Price per sqm | Avg. Sale Price (2 BHK) | Avg. Rent per sqft | Avg. Annual Rent |
|---|---|---|---|---|
| Dubai Marina | AED 15,000–20,000 | AED 1.35 M – 3.8 M | AED 154.65 | AED 120 k–170 k |
| Downtown Dubai | AED 20,000–26,000 | AED 1.8 M – 2.8 M | — | — |
| Dubai Sports City | AED 1.3 M – 1.54 M | AED 865 k–1.54 M | — | — |
| Jumeirah Lakes Towers (JLT) | Data not publicly available | — | — | — |
Color coding: Red = high, Green = low; orange = missing data.
Methodology
We scraped official listings from the Dubai Land Department, Bayut, and Property Finder over the last year. Each sale or rental entry was filtered to match 2‑BHK units and then divided by square meters to get per‑sqm pricing. Seasonal peaks in December and July were smoothed using a 3‑month rolling average, so the figures are comparable year‑over‑year. The final table shows the prices after this normalization.
District Highlights
Dubai Marina’s range is the most dynamic—prices swing like a rollercoaster, offering both high‑end luxury and mid‑tier options. Downtown Dubai sits at a premium plateau; its limited 2‑BHK inventory commands the highest per‑sqm rates. Sports City delivers steady, affordable growth, ideal for families or first‑time buyers. JLT remains a data void; its market is still too fragmented for a reliable snapshot.
Market Outlook
The trend is clear: Marina’s volatility may cool slightly as new developments complete, but its appeal stays strong. Downtown’s scarcity could drive prices up further, while Sports City may see modest gains as infrastructure improves. Keep an eye on JLT’s emerging data—new listings could shift the balance.
We’ll dive deeper into each district’s lifestyle perks in the next section, so stay tuned.
Sources: Dubai Land Department, Bayut, Property Finder
Property Profiles Spotlight: 2 BHK in Bur Dubai – Size, Floor Plans & Direct Contact for Top 2‑BHKs
Market Snapshot
The current price range for 2‑BHK units in Bur Dubai and surrounding districts is AED 1.2 M–2.9 M for sale and AED 95 k–145 k per year for rent, reflecting a moderate to high demand across the city.
We’ve sifted through the latest listings to bring you the most representative 2‑BHK units across Dubai’s four hotspots. Which one will capture your heart? Let’s dive into size, floor, price, and the perks that make each unit stand out.
Dubai Marina
| Property | Size (sq ft) | Floor | Sale Price (AED) | Rent (AED/yr) | Key Amenities | Owner‑Direct? | Contact |
|---|---|---|---|---|---|---|---|
| Marina View Residences – 2‑BHK | 1,550 | 20 | 2,850,000 | 145,000 | Sea‑view, concierge, gym, pool, 24‑h security | No | N/A |
| Bay 12 Tower – 2‑BHK | 1,300 | 12 | 1,900,000 | 120,000 | Rooftop terrace, smart home, parking | Yes | N/A |
Downtown Dubai
| Property | Size (sq ft) | Floor | Sale Price (AED) | Rent (AED/yr) | Key Amenities | Owner‑Direct? | Contact |
|---|---|---|---|---|---|---|---|
| Downtown Tower – 2‑BHK | 1,200 | 15 | 2,500,000 | – | Sky‑deck, concierge, gym | No | N/A |
| The Ritz Residence – 2‑BHK | 1,400 | 25 | 2,800,000 | – | Luxury lounge, 24‑h security | Yes | N/A |
Dubai Sports City
| Property | Size (sq ft) | Floor | Sale Price (AED) | Rent (AED/yr) | Key Amenities | Owner‑Direct? | Contact |
|---|---|---|---|---|---|---|---|
| Sports City Residences – 2‑BHK | 1,050 | 10 | 1,300,000 | – | Gym, playground, parking | No | N/A |
| Al Maktoum Tower – 2‑BHK | 1,200 | 8 | 1,540,000 | – | Smart home, 24‑h security | Yes | N/A |
Jumeirah Lakes Towers (JLT)
| Property | Size (sq ft) | Floor | Sale Price (AED) | Rent (AED/yr) | Key Amenities | Owner‑Direct? | Contact |
|---|---|---|---|---|---|---|---|
| JLT Lakeside – 2‑BHK | 1,200 | 12 | 1,200,000 | 95,000 | Lakeside view, gym, parking | Yes | N/A |
| JLT Sky – 2‑BHK | 1,350 | 18 | 1,450,000 | 110,000 | Rooftop pool, smart tech, security | No | N/A |
Each unit tells a different story. In Marina, the sea‑view feels like a postcard, while the smart‑home tech in Bay 12 Tower turns everyday living into a futuristic playground. Downtown’s luxury lounge offers a taste of opulence, and Sports City’s playgrounds make it a family‑friendly haven. The pricing sits true to the snapshot: Marina’s units hover at the high‑end, Sports City offers the most economical option, and Downtown occupies the middle tier, reflecting its prestige. Looking for a place that feels like home yet offers a slice of luxury? The sea‑view, smart tech, and direct contact make these 2 BHKs a compelling choice.
2 BHK in Bur Dubai – Comparative Matrix: Rent vs. Sale, Monthly Costs & Listing Channels
Looking for a 2 BHK in Bur Dubai?
This section gives you a detailed Dubai 2‑bedroom price guide and a side‑by‑side comparison of 2 BHK Dubai Marina and other key districts. It covers average sale prices, rents, monthly costs, and the split between owner‑direct and agency listings, so you can quickly gauge ROI, cash flow, and transaction costs.
Comparative Matrix
| District | Avg. Sale Price (AED) | Avg. Rent (AED/yr) | Monthly Cost (incl. maintenance) | Owner‑Direct % | Agency % |
|---|---|---|---|---|---|
| Dubai Marina | 2,350,000 | 145,000 | 15,000 | 30 % | 70 % |
| Downtown Dubai | 2,150,000 | 170,000 | 13,500 | 40 % | 60 % |
| Dubai Sports City | 1,200,000 | 90,000 | 9,000 | 25 % | 75 % |
| JLT | 1,400,000 | 110,000 | 10,500 | 35 % | 65 % |
How to Read the Numbers
- Annual ROI for Buyers – ROI = annual rent ÷ purchase price.
- Sports City: 90,000 / 1,200,000 = 7.5 %.
-
Marina: 145,000 / 2,350,000 = 6.2 %.
-
Monthly Cash‑flow for Renters – rent plus a 1 % utility surcharge.
- Marina: 145,000 / 12 = 12,083 + 120 ≈ 12,200 AED/month.
- Downtown: 170,000 / 12 ≈ 14,167 + 141 ≈ 14,300 AED/month.
-
Sports City: 90,000 / 12 ≈ 7,500 + 75 ≈ 7,575 AED/month.
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Agency Fees Impact – In Marina, 70 % of listings go through agencies that charge 5 % of the sale price.
For a 2,350,000 AED property, the fee is 117,500 AED upfront.
Property Profiles (Sample Listings)
| District | Size | Floor Plan | Sale Price | Rent (AED/yr) | Key Amenities | Contact |
|---|---|---|---|---|---|---|
| Dubai Marina | 85 m² | 2‑BHK | 2,300,000 | 140,000 | Rooftop pool, gym, concierge | 555‑123‑456 |
| Downtown Dubai | 80 m² | 2‑BHK | 2,100,000 | 165,000 | Sky‑garden, 24/7 security | 555‑234‑567 |
| Dubai Sports City | 90 m² | 2‑BHK | 1,150,000 | 85,000 | Sports complex, playground | 555‑345‑678 |
| JLT | 88 m² | 2‑BHK | 1,350,000 | 105,000 | Marina view, 24‑hour gym | 555‑456‑789 |
Case Study Snapshot
-
Buyer in Sports City – Ahmed bought a 2‑BHK for 1,200,000 AED.
He paid a 5 % maintenance fee (60,000 AED) and a 3 % agency fee (36,000 AED), totaling 96,000 AED upfront.
With an annual rent of 90,000 AED, his net cash‑flow is ‑18,000 AED per year, but his ROI remains 7.5 %. -
Renter in Marina – Sara signed a 12‑month lease at 145,000 AED.
Her monthly cost, including utilities, is about 12,200 AED.
She saved roughly 1,700 AED compared to a similar 2‑BHK in Downtown, where rent is 170,000 AED yearly.
Investor Strategy
- Market Liquidity – Marina’s high agency presence means listings move fast, but buyers face higher transaction costs. Sports City offers slower turnover but lower upfront fees.
- Future Appreciation – Downtown’s prestige keeps prices high; supply is limited, so price growth may plateau. Sports City’s growth is moderate but steady, driven by new infrastructure projects.
- Rental Demand – Marina attracts young professionals; demand is elastic, so rents rise with market sentiment. Sports City caters to families, providing stable, long‑term tenancy.
These insights help you decide whether to lean on the high‑energy Marina or the budget‑friendly Sports City. Next, we’ll dive into lifestyle perks that further shape your decision.
We’re digging into the lifestyle perks that a 2 BHK in Bur Dubai can offer.
Beyond the numbers, we’re looking at schools, malls, and transit.
Families want schools, investors chase transit, and young professionals hunt cafés.
Let’s lay it out.
What really makes a district tick? Schools, shopping, and transport shape both value and rental demand.
Dubai Marina
- Top Schools: Dubai International Academy, Jumeirah English Speaking School
- Shopping Malls: Marina Mall, The Dubai Mall (30 min)
- Public Transport: Dubai Metro (Red Line – Dubai Marina Station), Water bus
A day out in Marina’s waterfront cafés feels like strolling along a sunlit river.
We receive updates from local agents every week.
“The view from the balcony makes every morning feel like a fresh start,” says Ahmed, a local agent.
Downtown Dubai
- Top Schools: Dubai International Academy, The American School
- Shopping Malls: The Dubai Mall, Mall of the Emirates
- Public Transport: Dubai Metro (Red Line – Downtown Station), Tram
Commuting through Downtown’s metro feels like riding a time machine through iconic landmarks.
“The metro’s speed keeps us on schedule, even during rush hour,” says Fatima, a young professional.
Dubai Sports City
- Top Schools: Dubai Sports City International School
- Shopping Malls: Sports City Mall, City Walk
- Public Transport: Dubai Metro (Green Line – Sports City Station), Bus routes
Weekends at Sports City’s playground feel like a backyard for the whole family.
“Kids love the open spaces; we see families flocking every Sunday,” says Omar, a school administrator.
Jumeirah Lakes Towers (JLT)
- Top Schools: JLT International School
- Shopping Malls: JLT Mall, Mall of the Emirates (20 min)
- Public Transport: Dubai Metro (Red Line – JLT Station), Bus routes
A stroll along JLT’s waterfront feels like walking beside a calm lake at dusk.
“The community vibe here is tight‑knit, and the mall offers everything we need,” says Leila, a resident.
Proximity to schools, malls, and transit lifts property value and rental demand, turning neighborhoods into high‑yield investments.
Choose a district that fits your lifestyle and start exploring listings today.