Bulgari Residences Dubai Prices: Eight Years of Rent, Resale and Running Costs

Bulgari Residences Dubai prices more than doubled between 2021 and 2025, but the price is only one part of this building’s story. Bulgari Residences is the only completed branded beachfront building on the Jumeirah coastline with a full public file: eight years of sales, eight years of registered leases, and a published running cost.

This page reads that file and explains why the numbers moved as they did. The goal is simple. If you are buying any unbuilt branded beachfront home on this coastline, you should finish this page knowing what the one fully documented building did after completion, and which figures to demand from a developer before you sign.

Short answer: Bulgari Residences Dubai prices, rent and costs

Here are Bulgari Residences Dubai prices, rents and running costs in brief. The building sits on Jumeirah Bay Island, which DLD writes as Island 2, and it reached 100% on the register on 19 April 2018.

The numbers at a glance

Why this building is the one to read

Seven branded schemes on this coastline state both a hotel brand and a beach. Four of them are still being built, and none of those four has a residential lease or a service charge on file. Two more, at Marsa Al Arab, are finished but publish no service charge, and their lease files hold serviced units rather than homes. My Jumeirah beachfront branded residences study sets all seven side by side.

So a buyer of an unbuilt scheme is buying documents and a price list. Take Aman Residences Dubai as the clearest case. It has 32 sales at a median of AED 13,450 per sq ft and 82 homes on the register. It has no resale, no lease and no entry on the service charge index, and the developer’s documents give early 2030 for completion, while the DLD register lists 31 December 2028. My Aman Residences Dubai price article covers those sales in full.

Bulgari Residences is different. It was built, homes were let and sold again, and a service charge reached the DLD index. Therefore it is the one place on this coastline where “what happens after completion” has an answer you can check.

What this page is, and what it is not

This page reports what one building did. It does not forecast what any other building will do. Bulgari Residences finished into a particular market, at a particular entry price, under one brand. Read every figure below as one case, measured, with its count and its dates beside it.

Bulgari Residences Dubai: the first years after completion

Three dates matter here, and they are easy to mix up.

Date type	Date	What it means
Project start	27 October 2014	DLD project register field
Registered completion	2 February 2017	A field entered at registration, not a delivery date
100% on the register	19 April 2018	DLD inspection recorded construction as complete
First registered lease	15 September 2018	First Ejari lease in the data

The building reached 100% about fourteen months after its registered completion date. That gap is the first lesson: a registered completion date is not a delivery date. My La Tilia handover date article works through the same problem on another project.

The lease file then started slowly. The first registered lease came about five months after the building reached 100%. Leases started on only 6 homes in 2018 and 23 in 2019. The count reached 37 in 2020 and peaked at 49 in 2021.

The building has 173 homes in this file. So even in its busiest year, leases started on fewer than three homes in ten. Over the whole eight years, 91 of the 173 homes, about half, have a registered lease on file at all.

What that means for a buyer

A registered lease is only one route. An owner may live in the home, keep it for family visits, or let it without registering in Ejari. The data cannot tell those apart, so this page does not guess. Still, the pattern is clear. At the only fully documented branded beachfront building here, registered rent did not start when the register reached 100%, and about half the homes have no registered lease on file.

If your plan depends on rent from day one, this is the first figure to test. My JVC lease-up study measures how fast new towers fill with tenants in a very different market.

Bulgari Residences Dubai prices, 2017 to 2026

The price file holds 321 apartment sales across 173 homes, from 12 December 2017 to 31 August 2026. Every figure below is a median in AED per sq ft, with the number of sales beside it.

Year	Sales	Of which first sales	Of which resales	Median AED per sq ft
2017	53	53	0	3,399
2018	45	40	5	3,418
2019	60	58	2	3,370
2020	29	20	9	3,450
2021	33	2	31	4,328
2022	26	0	26	6,648
2023	23	0	23	8,282
2024	32	0	32	10,016
2025	18	0	18	11,344
2026 to August	2	0	2	10,028

A first sale is the first time a home appears in the data. A resale is any later sale of the same home. All 53 sales in 2017 were off-plan; every sale from 2019 onward was of a ready home.

Bulgari Residences Dubai prices: first sales, then a market

The file opens with 53 off-plan sales registered between 12 and 27 December 2017. Registration can trail reservation, so many of those deals may have been agreed earlier. For how off-plan payments are structured, see Dubai property payment plans, and for how launches work, see my off-plan launch strategy piece.

From 2017 to 2020, 171 of the 187 sales were first sales, and their median stayed between AED 3,370 and AED 3,418 per sq ft. So the level line in those years mostly shows first sales, most likely at developer pricing, reaching the register. It is not evidence of what owners could have resold for.

The picture changed in 2021. Only two first sales were left, and resales made up 31 of the 33 sales. From then on, the median climbed every year to AED 11,344 in 2025. Bulgari Residences Dubai prices therefore more than doubled between 2021 and 2025.

Two cautions apply. First, these are annual medians across a changing mix of homes, not the same home twice. Second, the 2026 figure rests on two sales and says nothing on its own. The same-home view comes in the next section.

For a buyer, this matters. At this building, resale prices moved up only after first sales in the data had almost stopped.

Bulgari Residences Dubai prices by bedroom

Between 1 January 2025 and 31 August 2026, all twenty sales with a floor area were resales. By bedroom count:

Type	Sales	Median AED per sq ft	Median floor area	Median price
One-bedroom	6	8,654	1,596 sq ft	AED 13.4M
Two-bedroom	8	11,163	2,013 sq ft	AED 21.6M
Three-bedroom	6	13,642	2,611 sq ft	AED 36.5M

These counts are small, so read them as ranges rather than precise prices. At this building, larger homes carry a higher rate per sq ft. For how these compare with Aman home by home, read Aman vs Bulgari Dubai. For wider context on Jumeirah Bay Island apartment prices, that article also covers Bulgari Lighthouse.

Why Bulgari Residences Dubai prices moved the way they did

Bulgari Residences Dubai prices did not move on their own. This section sets them beside the market around them, using dated figures from named sources. These figures show what was happening at the same time. They cannot prove what caused any single sale price.

2017 to 2020: Bulgari Residences Dubai prices in a falling market

Dubai was in a long downturn when these homes were sold and completed. Oil prices fell nearly 70% from mid-2014 to about $40 a barrel, and export receipts of the region’s oil exporters fell by $390 billion in 2015, according to the IMF. The dirham is pegged to the US dollar, so a strong dollar also made Dubai dearer for many overseas buyers.

The price data shows the damage. ValuStrat measured an 11.1% fall in Dubai home values in 2018. In February 2019, S&P said prices sat 25% to 33% below the 2014 peak, both as reported by Gulf News. Then Covid arrived, which the next section covers.

Against that backdrop, first sales, most likely from the developer, kept reaching the register at about AED 3,400 per sq ft. An owner who wanted to resell in 2019 or 2020 was selling into a falling market, next to homes still being sold for the first time. That is my reading of the data, not a finding. Still, six of the building’s ten recorded losses happened between June 2019 and January 2021.

2021 to 2025: Bulgari Residences prices climbed as prime Dubai boomed

By 2021 first sales in the data were almost gone, so almost every buyer bought from an owner. At the same time, demand for Dubai’s most expensive homes rose sharply.

• Policy. Dubai launched a remote-work programme in October 2020 and hosted Expo 2020 from October 2021 to March 2022, per the BIE. In April 2022 the UAE set a Golden residence route for property worth at least AED 2 million, per the UAE Ministry of Foreign Affairs.
• Wealth moving in. The UAE drew a net 5,200 millionaires in 2022, 4,700 in 2023 and 7,200 in 2024, per Henley & Partners figures reported by Khaleej Times. The UK also ended its non-dom tax regime from April 2025, per gov.uk.
• Cash, not loans. Mortgages funded only 18% of Dubai home purchase value by May 2022, down from nearly 40% a year earlier, per Knight Frank, reported by Arabian Business. When the Fed raised rates from March 2022 to a peak of 5.25% to 5.50% in July 2023, Dubai’s top end kept rising, while UBS found city house prices worldwide fell 5% on average in real terms.
• The top of the market. Knight Frank counted 93 Dubai home sales above US$10 million in 2021 and 219 in 2022. It said Emirates Hills, Jumeirah Bay Island and Palm Jumeirah together rose 44% in 2022, per Gulf News.

Meanwhile, no new apartments were completed on the island after this building. The only new apartment project, Bulgari Lighthouse, is still being built. Villa Amalfi (69 homes, 2022) and Bulgari Ocean Mansions (7 homes, 2024) added villas, per the DLD project register.

Covid, 2020: the first shock to Bulgari Residences Dubai prices

Two global events sit right on the turning point in Bulgari Residences Dubai prices. The first is Covid. The US Federal Reserve cut its rate to 0% to 0.25% on 15 March 2020. Because the dirham is pegged to the dollar, UAE rates followed. Dubai then ran a 24-hour curfew from 4 April 2020 and closed most commercial activity until 18 April, per Gulf News. It reopened to international tourists on 7 July 2020 and launched its remote-work programme in October.

The building’s file shows what happened around it. Sales kept coming through 2020, at 6, 7, 5 and 11 a quarter. Four of the six early losses were resales in 2020, and the fifth came in January 2021. Leases turned too: 22 of the 37 leases that started in 2020 began in the last three months of the year, after Dubai reopened. None of this proves Covid caused a single sale. It does show the building’s resale and rental market waking up as Dubai reopened.

The war in Ukraine, 2022, and Bulgari Residences Dubai prices

The second is the war. Russia invaded Ukraine on 24 February 2022. Brent crude settled above $100 a barrel on 28 February for the first time since 2014, per the EIA. Higher oil prices tend to support Gulf economies. Henley projected that year that the UAE would draw a net 4,000 millionaires while Russia lost 15,000, per Khaleej Times. In April 2022, Bloomberg reported record first-quarter Dubai home sales, with CBRE counting 19,009 deals, and linked the rebound to local and Russian demand.

Timing matters here, though. This building’s median had already reached AED 5,735 per sq ft in the second half of 2021 (n=17), up from AED 3,929 in the first half (n=16), before the war began. It then reached AED 7,184 in the first half of 2022 (n=15). So the war arrived in the middle of a rise that had already started. The data holds no buyer nationality, so this page cannot say whether any Russian buyer bought here.

2026: Bulgari Residences Dubai prices in a softer market

Only two screened sales were registered from January to August 2026, so the 2026 median for Bulgari Residences Dubai prices says almost nothing. The wider market did soften. During the regional conflict that began in early 2026, ValuStrat’s Dubai price index fell 6% in March, 2% in April and 1% in each of May and June, per Khaleej Times. Yet Knight Frank still counted a record 296 Dubai sales above US$10 million in the first half of 2026, per Khaleej Times. Two sales cannot show which of those forces reached this building.

What Bulgari Residences Dubai prices show, and what they do not

The data shows	The data does not show
Most 2017 to 2020 sales were first sales near AED 3,400 per sq ft	That completion failed to lift values
Resales took over in 2021 and the median more than doubled by 2025	That any single event, visa, war or buyer group caused the rise
Rent rose far faster than the district’s apartment rent	How much of that gap comes from the Bulgari brand itself
10 of 144 same-home resales sold below the earlier price	That every other owner made money after costs
New contracts followed a median of 114 days after the last lease	That a home was empty during that gap
One building, one cycle	What any unbuilt scheme will do

Bulgari Residences Dubai resale prices: how long owners held, and who lost

Annual medians can mislead, so this section follows Bulgari Residences Dubai prices home by home, from one sale to the next. I matched each sale to the previous sale of the same home in the same building. I kept a pair only where the floor area stayed within 1% between the two sales.

That leaves 144 pairs across 98 homes, running from December 2017 to August 2026.

These gains run from one DLD registration to the next. They carry no transfer fees, agency fees, service charges or finance costs on either side. So they are price changes, not what an owner kept.

Two kinds of pair

The 144 pairs contain two different groups, and they behave differently.

Pairs that start from a home’s first sale in the data: 98. Of those first sales, 87 date from 2017 to 2019. The median hold was 39 months and the median gain 76%. Seven resold within a year, and six sold at a loss.

Pairs that start from a resale: 46, across 36 homes. These owners bought later and at higher prices. The median hold was 20 months and the median gain 55%. Thirteen of the 46 resold within a year, and four sold at a loss.

In short, later buyers held for shorter periods and made smaller gains. That fits the price table. A buyer who entered after the climb had less of the climb left.

The ten losses

Six of the ten losses share one story. Each home was first registered in December 2017 and then resold between June 2019 and January 2021, while the building’s median held near AED 3,400 and Dubai prices were falling. The falls ranged from 1% to 17%, after holds of 18 to 37 months. Those owners sold before the rise began.

Four more losses came later:

The December 2024 price sits 78% below the 2024 median of AED 10,016. The register holds the price, not the terms behind it, so this page does not guess why. Such prints exist in Dubai data, as my Mina Rashid name transfers study shows.

What the losses mean for a buyer

What should a buyer take from this? In this sample, most losses belong to owners who sold while first sales were still being registered and Dubai prices were falling, or who sold within a year or two of buying.

Among the 144 pairs, no owner who bought by the end of 2020 and sold in 2022 or later sold at a loss; there are 59 such pairs. That is one building in one cycle, not a rule. Before you buy, stress test your holding plan against a flat market, and read the best time to buy property in Dubai on why timing is about the cycle, your readiness and the asset rather than a date on the calendar. My Dubai apartment resale study runs the same test on two much larger districts.

Buying a branded home that has not been built yet? Ask how long you can hold before you would need to sell. At the one fully documented building on this coastline, the timing of the sale was the common thread in the loss cases.

Bulgari Residences Jumeirah Bay rent against its district

This section prints rent for Bulgari Residences only, under four conditions:

1. No other scheme on this page carries a rent or a yield. Four of the seven beachfront branded schemes have no lease at any price, and the remaining files are not residential tenancies.
2. The gross yield proxy is built from two different groups of homes. It is not a return and it is not what an owner earns.
3. The district rent line runs beside the building line, so the market cycle and the building can be told apart.
4. This page makes no projection of its own.

The lease file holds 297 Ejari registrations across 91 homes, from 15 September 2018 to 17 August 2026. Of those, 259 run for twelve months. Ejari’s own field marks 80 of the 297, about 27%, as renewals.

What homes let for now

For leases starting between 1 January 2025 and 17 August 2026:

Type	Leases	Median annual rent	Median floor area
One-bedroom	26	AED 750,000	1,496 sq ft
Two-bedroom	26	AED 900,000	2,088 sq ft
Three-bedroom	16	AED 1,800,000	2,665 sq ft

These are registered contract values. The data does not show whether a home was let furnished, or what the owner paid out of the rent. For the same Ejari method applied to branded towers on the Palm, see Ejari leases at Six Senses Palm.

The building against its district

For the district line, I used apartment and flat leases in Jumeirah Second, excluding rows named for a specific scheme. Both lines use the same AED 60 per sq ft floor.

Year	Bulgari rent, AED per sq ft	Leases	District rent, AED per sq ft	Leases	Bulgari sale price, AED per sq ft	Sales
2019	194	24	92	49	3,370	60
2020	199	37	88	41	3,450	29
2021	228	53	79	75	4,328	33
2022	313	35	84	124	6,648	26
2023	432	32	90	128	8,282	23
2024	498	42	99	136	10,016	32
2025	499	45	107	137	11,344	18
2026 to August	503	23	112	68	10,028	2

Three things stand out.

First, the building pulled away from its district. From 2019 to 2025, Bulgari rent per sq ft rose 157%. District apartment rent rose 16%. The district line rose far less over the same years. It is not a like-for-like peer group, but there is no second finished branded beachfront building to compare against, so the district is the closest yardstick available.

Second, price rose faster than rent. The sale price per sq ft rose 237% over the same years. A buyer in 2025 therefore paid about a third more for each dirham of rent than a buyer in 2019.

Third, rent has barely moved since 2024. The median read AED 498 in 2024, AED 499 in 2025 and AED 503 in 2026 so far. Meanwhile the district kept rising.

What the wider rent market did

Dubai rents rose fast after 2021. CBRE measured average rent growth of 26.9% in 2022, per its 2022 review. Growth then slowed. Fitch said it eased from 14% in January 2025 to about 6% by November 2025, per The National, as new supply arrived. In February 2026, ValuStrat forecast that rent growth would stop by the end of 2026 as about 170,000 new homes complete, per The National.

Bulgari’s rent stopped rising after 2024, earlier than the wider market. The data does not say why. Two rules are worth knowing, though. Decree No. 43 of 2013 limits how much rent can rise at renewal, from 0% to 20% depending on how far the rent sits below the area average. And DLD launched its Smart Rental Index in January 2025. Neither rule applies to a new tenant’s first contract, so neither explains the plateau on its own.

The gross yield proxy, and what it is not

Dividing a year’s median rent per sq ft by the same year’s median sale price per sq ft gives a gross yield proxy. It compares two different groups of homes, so it is a rough guide, not any single owner’s result.

On that basis, the gross yield proxy fell from 5.8% in 2019 to 4.4% in 2025. The 2026 figure reads 5.0%, but its sale side rests on two sales, so it carries no weight. The proxy leaves out the service charge, any operator fee, periods with no registered tenant, and every transaction cost.

Why no other scheme on this page carries a rent

Aman, Rosewood, Bulgari Lighthouse and Asora Bay have no registered lease. The two Marsa Al Arab files hold serviced-unit contracts rather than residential tenancies. So Bulgari Residences is the only building where I can write this section honestly.

How long homes sat between registered tenancies

This is the question owners feel most. I lined up each home’s leases in date order and measured the days between one lease ending and the next starting. That gives 206 back-to-back pairs across the file.

In 26 of those pairs the next lease started before the previous one ended, so I dropped them. That leaves 180 gaps from 69 homes. Another 17 homes have only one lease in the file, so they show no gap at all.

A gap here means a gap between registered tenancies. It does not mean the home was empty. The owner may have lived there, or let it outside Ejari.

Renewals hide the wait

Across all 180 gaps, the median is one day and 58% are 30 days or less. That looks reassuring, but the median mostly measures renewals.

Gap before the next lease	Renewals	New contracts
0 to 1 day	78	18
2 to 30 days	0	8
31 to 90 days	0	20
91 to 180 days	0	16
181 to 365 days	0	13
1 to 2 years	1	18
Over 2 years	0	8

So where Ejari marks a lease as a renewal, it almost always starts the day after the old one ends (78 of 79). For what a sitting tenant means for a buyer, see buying a tenanted apartment.

Where Ejari marks the next lease as new, it started a median of 114 days, about four months, after the previous one ended. Across all 180 gaps, 22% ran longer than six months, which pulls the average gap to 136 days. For the same test on a much larger rental pool, see how long Dubai apartments sit between tenants.

What the data cannot measure

The time a home takes to sell is not in public data. Measuring it needs listing dates, which only portals hold, and this page uses no portal figures. So I do not estimate it.

What Bulgari Residences costs to run

Any view of Bulgari Residences Dubai prices should include the cost of owning the home. The DLD Service Charge Index lists Bulgari Residences at AED 54.03 per sq ft for the 2026 residential budget. That is a general fund of AED 49.27 plus a reserve fund of AED 4.76. The property manager is DH Community Management L.L.C. The index also lists a parking rate of AED 21.31 for 2026 and a retail rate of AED 32.86 for 2023. As pulled on 1 September 2026, it shows one residential budget year for this building, so it shows no trend yet.

Against the 2026 median rent of AED 503 per sq ft, the service charge equals about 11% of gross rent. On the typical homes let since January 2025, that works out as follows:

Type	Median floor area	Service charge a year	Median annual rent	Share
One-bedroom	1,496 sq ft	about AED 80,800	AED 750,000	about 11%
Two-bedroom	2,088 sq ft	about AED 112,800	AED 900,000	about 13%
Three-bedroom	2,665 sq ft	about AED 144,000	AED 1,800,000	about 8%

The service charge runs every year, whether or not a tenant is in place. So in a year with a four-month gap between tenancies, it takes a larger share of that year’s registered rent.

Who sets the figure

Under Dubai Law No. 6 of 2019, the management entity prepares the budget and RERA approves it, after an audit firm recognised by RERA has signed it off. The same law requires a reserve fund in a separate account. So a finished building gets a checkable figure. An unbuilt one has only guidance until that process runs.

Branded schemes can also charge an operator or management fee on top. No scheme on this coastline publishes one, so ask for it in writing. The service charge comparison across all seven schemes shows how few publish anything at all.

What to ask for before you buy any other scheme

Bulgari Residences Dubai prices describe one building. The useful step is to turn each finding into a question for the scheme you are actually weighing. Each row below starts from a measured fact at Bulgari Residences.

What Bulgari Residences showed	What to ask for your scheme	Where the answer lives
The register reached 100% fourteen months after its registered completion date	The completion date and delay terms in your contract, beside the register date	Your sale and purchase agreement; the DLD project register
The first registered lease came five months after the register reached 100%, and about half the homes have no registered lease on file	Whether you can live with no rent in the first year, and how many finished homes are let	Ejari registrations, once the building is finished
New contracts started a median of 114 days after the previous lease ended	The lease history of the specific home, not a quoted rent	Ejari data via DXB Interact; the seller
Rent went flat while price kept rising	Rent and price for the same years, never a rent quoted against today’s price	DLD transactions and Ejari data
The service charge took about 11% of gross rent	The RERA-approved budget, or the assumptions behind any guidance	DLD Service Charge Index; the developer
No operator fee is published	Whether the brand charges a fee on top, and how much	The developer, in writing
Most losses came from selling in 2019 to 2021, while first sales continued and Dubai prices fell	The resale and transfer terms before handover, and how long you can hold	The developer’s resale policy; your sale and purchase agreement

For an off-plan purchase, add the general checks in what to know before buying off-plan in Dubai and the Dubai off-plan buying guide. If you are still deciding between a finished home and an unbuilt one, off-plan vs ready properties in Dubai sets out the trade-off.

Bulgari Residences and Bulgari Lighthouse are two projects

Search results for Bulgari Residences Dubai prices often mix in Bulgari Lighthouse, so here is the difference.

	Bulgari Residences	Bulgari Lighthouse
DLD project	1650	2507
Registered developer	Meraas Bay And Residence L.L.C	Dhre 2 Bts L.L.C
Homes on the register	181, including 12 Marina Lofts	31
Status	100% on 19 April 2018	63.61% at the inspection of 9 July 2026
Developer timing	Completed	Q2 2027, per Dubai Holding; DLD registered completion 27 March 2027
Data on this page	Sales, leases, service charge	None

Every figure on this page is for Bulgari Residences only. Aman vs Bulgari Dubai covers Bulgari Lighthouse sales and resales.

How to pull the same file for any finished building

You can rebuild this view of Bulgari Residences Dubai prices yourself, and the same file for any finished Dubai building. Here is the order I use.

1. Find the project. Look up the building in the DLD project register on the DLD open data portal. Note the project number, the registered completion date and the date it reached 100%.
2. Pull the sales. Take every sale in the project, then drop rows with no floor area and any separate component, such as lofts or villas. Work out a median price per sq ft for each year and write the count beside it.
3. Match resales. Pair each sale with the previous sale of the same home, and keep a pair only if the floor area matches. DLD open data does not show home numbers, so this step needs DXB Interact with a registered login.
4. Pull the leases. Take the Ejari registrations for the same homes. Then split renewals from new contracts and measure the days between one lease ending and the next starting.
5. Add the running cost. Look up the building on the DLD Service Charge Index. After that, divide the rate by the median rent per sq ft for the same year.

If a building has no leases or no index entry yet, that gap is itself the finding. In that case, ask the developer for the documents in the table above.

Method and sources

Where the data comes from

Price per sq ft uses the rate field as published by DXB Interact for each sale, the same basis as my earlier articles. The sources are DLD transactions and Ejari registrations via DXB Interact, the DLD project and unit registers, and the DLD Service Charge Index. I pulled the data on 1 September 2026. Sales run to 31 August 2026 and leases to 17 August 2026. The registers are public at the Dubai Land Department open data portal. Other articles on this method sit on market insights.

The register. Bulgari Residences is DLD project 1650 in Island 2, with the registered developer printed as Meraas Bay And Residence L.L.C.

The project register shows 181 units. The unit register places all 181 apartments in six buildings, and 12 of them are Marina Lofts, which leaves 169 homes. Every one of the 181 has at least one sale. The sales data also holds four home numbers that do not appear in the unit register as pulled. So the raw file covers 185 homes, and the screened file 173. Meraas lists Bulgari Marina Lofts as a separate project, which is why the lofts sit outside every figure here.

How I screened the Bulgari Residences Dubai prices

The raw file holds 353 Bulgari Residences apartment sales. I removed 30 Marina Lofts sales and two sales with no floor area, both three-bedrooms dated 2 April 2025. That leaves 321 sales across 173 homes. No price filter applies. With the lofts included, the 2021 to 2025 medians read AED 3,929 and AED 11,197, which also more than doubled.

The resale pairs. The Bulgari Residences Dubai prices on this page rest on 321 screened sales. Pairs match the same home number in the same building, in date order. I dropped 4 of 148 raw pairs because the floor area changed by more than 1% between the two sales. Three of those four involve a sale that records only part of a home, across two homes. With all 148 kept, the loss count reads 12 rather than 10. First sales in the data are not always the first sale ever, because the file starts in December 2017.

How I screened the leases and the district line

The lease screen. The raw file holds 304 Bulgari Residences leases. I removed four Marina Lofts leases and six leases below AED 60 per sq ft a year, three of which overlap. That leaves 297 leases across 91 homes. Two further homes have leases only below the floor, so 93 of the non-loft homes carry a registered lease before the rent floor. Among the low rows are a loft let at AED 10,000 a year for 8,214 sq ft, three years running, and three contracts at AED 20 to AED 57 per sq ft.

The rows do not say why those amounts are so low. The workbook’s derived columns are not used. I rebuild every rate from rent and floor area.

The district line. The district line uses Jumeirah Second leases typed apartment or flat, excluding rows named for a specific scheme, at AED 60 per sq ft or more, from 2019 to 17 August 2026.

It measures the local cycle, not a peer group, because no second branded beachfront building on this coastline has finished. An earlier version of this line in my coastline study included rows for three named schemes: Eden House The Canal, Private Residences Dubai and Mr. C Residences. With them removed, the 2019 to 2025 rise is unchanged at 16%.

The gaps. A gap is the next lease’s start date minus the previous lease’s end date, on the same home. I drop overlapping pairs. Renewals follow Ejari’s own field, and I infer nothing about who the tenant was.

Market context, exclusions and limits

Market context sources. The market section uses dated figures from the IMF, the US Federal Reserve, the UAE Ministry of Foreign Affairs, gov.uk, Dubai’s legislation portal, Knight Frank, CBRE, ValuStrat, S&P, UBS and Fitch, as reported by Gulf News, Khaleej Times, The National and Arabian Business. Each figure carries its source and date where it appears. None of them is used to claim a cause.

What I exclude. The Bulgari mansions (DLD project 1815), the villas and the plots on the island are outside every figure here, because they are different products. Portal listings and asking prices are never used. This page reports registered sale prices only, because an asking price is not a sale.

What I could not check. DXB Interact shows transaction rows only to registered users, and its public pages showed totals only on 15 September 2026. The Service Charge Index needs a login. So the figures here stand as pulled on 1 September 2026. The unit register as pulled does not state tenure, and I found no first-party page that does, so this page makes no tenure statement. Meraas’s page does not give a building count or a completion year, so both come from the register.

Not financial advice

This page reports public data about one building. It is not financial, investment, legal or tax advice. It makes no forecast and recommends no scheme. Check floor areas, dates, service charges and payment terms in your contract, and take independent advice.

Frequently asked questions

Work with me on this coastline

I am Fahad Al Kuwari, a buyer’s consultant for the Jumeirah coastline and Aman Residences Dubai. If you are tracking Bulgari Residences Dubai prices or weighing an unbuilt branded home, I can help. Before we discuss a unit, I put the registers, sales, leases and running costs side by side, and I tell you which figures are measured and which are only promised.

If you are weighing an unbuilt branded home, I will turn the questions above into a written list for your developer. For the method I use, see how to tell if a Dubai property is a good deal and how I review real estate projects. Reach me at fahadalkuwari.com.