What an Emaar Two-Bedroom Apartment Actually Costs in Dubai
What Emaar 2-bedroom apartments really cost in Dubai in 2026: price ranges by community, per-square-foot figures and the fees buyers forget. Updated August.
There is no single Emaar 2 bedroom apartment price in Dubai, and the spread is wider than most buyers expect. Verified starting prices at Dubai Creek Harbour begin at AED 3,197,888 for a two-bed at Aeon and run past AED 4.35 million at Dubai Creek Residences. Meanwhile the average apartment across that same community sits at AED 1.7–1.8 million, and in Emaar South studios and one-bedrooms start around AED 600,000–800,000.
Those numbers are not contradictory. They are measuring different things — new tower versus community average, entry community versus flagship waterfront — and understanding which is which is most of what this post is about.
This is the numbers piece. Verified prices, why the same unit costs so differently across the portfolio, how per-square-foot comparison works, what moves the figure inside a single building, and the fee stack that sits on top of every advertised price. Where we do not have a verified figure, we say so.
A note on figures. Everything below is current as of August 2026. Dubailaunch prices, availability and payment terms move quickly — sometimes withinweeks. Treat these as orientation rather than a quote, and confirm live figureswith SY Capital before committing to anything.
The verified numbers, and what "from" leaves out
Emaar's published starting prices for two-bedroom apartments at Dubai Creek Harbour, as of August 2026:
Project | Community | Two-bed from (AED) |
|---|---|---|
Aeon | Dubai Creek Harbour | 3,197,888 |
Creek Palace | Dubai Creek Harbour | 4,034,888 |
Dubai Creek Residences | Dubai Creek Harbour | 4,356,888 (2–3 bed range) |
Across the wider community, average apartment prices sit at AED 1.7–1.8 million — well below those launch figures, because the average includes smaller units and older stock rather than the newest towers.
The word doing the most work in that table is "from". A starting price is attached to the least desirable unit in the tier: the lowest available floor, the least favourable orientation, the smallest layout in the bracket. It exists to anchor a brochure. The apartment you would genuinely choose sits above it, sometimes considerably.
If a broker quotes you a starting price without naming a floor and a unit number, you have not been quoted anything.
Why the same apartment costs different amounts across Emaar's communities
Emaar operates a dozen master communities and they are not interchangeable products. The price differences are structural.
Downtown Dubai is the flagship — Burj Khalifa, Dubai Mall, Dubai Opera — and carries the highest brand premium in the portfolio along with the highest running costs.
Dubai Creek Harbour is the current focus of Emaar's apartment development, with Aeon, Creek Palace, Creek Bay, Cedar Creek Beach, Dubai Creek Residences and Valia among recent and current projects. New towers here price well above the community average.
Dubai Marina is mature and liquid. You are buying into an established building rather than a construction site, which shifts the pricing logic from launch discount to current market.
Dubai Hills Estate is a 2,700-acre masterplan built around an 18-hole championship golf course, with Greencrest among the current launches. Family demand rather than investor demand sets prices here.
Emaar Beachfront at Dubai Harbour is genuinely scarce waterfront product. We have no verified pricing for it and will not estimate one.
Emaar South is the affordable entry point, near Al Maktoum International Airport, where studios and one-beds start around AED 600,000–800,000 and a two-bed sits above that. Golf Trails, Golf Fields, Golf Vale and Golf Meadow are the current launches. The pricing reflects the location, and the thesis depends on Al Maktoum's expansion landing on schedule.
Expo Living, The Valley, Rashid Yachts & Marina, Grand Polo Club & Resort and The Oasis are newer masterplans earlier in their build cycles, with Terra Woods at Expo Living among the recent apartment releases.
Price per square foot, and an honest limitation
Price per square foot is the only fair way to compare two apartments, because "two-bedroom" is a description of a floorplan, not a measurement. Two units with the same bedroom count can differ by several hundred square feet, and the larger one is not automatically better value if the extra area sits in a corridor.
The calculation is simple: total price divided by internal area in square feet. Ask for the area on the floorplan, not the balcony-inclusive marketing figure, and run the same calculation on every unit you are comparing.
Here is the limitation. We do not hold verified per-square-foot averages by Emaar community, and we are not going to publish estimates dressed up as data. What we can tell you is how to get the real number: ask the developer or your broker for the actual area of the specific unit, divide the actual quoted price by it, and compare that figure against other units in the same tower and against recent transactions in the building. A per-square-foot figure taken from a portal average across an entire community is close to meaningless for a specific purchase.
What moves the price inside a single building
Two identical two-bedroom layouts in the same tower can differ substantially in price. The variables, roughly in order of impact:
Floor level. Height is the most reliable price gradient in a Dubai tower. Higher floors command more, and the premium is steepest where the view improves — above the podium line, above a neighbouring building, above the skyline break.
Outlook. A skyline, water or golf-course view against a road, a podium roof or a neighbouring facade. This is set on allocation day and can never be changed.
Orientation. North-facing units take less direct sun, which matters practically for cooling costs and for how usable a balcony is between May and September. South and west exposure is cheaper for a reason.
Layout efficiency. How much of the paid area is usable living space versus circulation. A well-planned 1,200 square feet beats a badly planned 1,350.
Position in the stack. Corner units generally carry a premium for the extra glazing and dual aspect. End units next to lift cores or service risers generally do not.
None of these have a published price. They are negotiated into the tier pricing, and they are also what determines your resale position years later. A finish upgrade is not worth what a better floor is worth.
The fee stack: what the advertised price is not
Every figure above is the purchase price alone. The cost of actually completing:
Cost | Amount |
|---|---|
DLD registration | 4% of declared value |
Developer admin / Oqood processing | AED 1,000–6,000 |
Trustee / registration office | AED 2,100 (under AED 500k) or AED 4,200 (above); often waived on initial off-plan sale |
Title deed issuance | AED 250 plus AED 10 knowledge and AED 10 innovation |
Mortgage registration (if financing) | 0.25% of loan + ~AED 270 |
Lender valuation (if financing) | AED 2,500–3,500 |
Run it on a real number. On the AED 3,197,888 Aeon two-bed, the 4% DLD fee alone is roughly AED 128,000. Add the smaller items and a cash purchase lands around 4.5% above the headline price, closer to 5% with financing.
The DLD fee is legally a 2% buyer and 2% seller split. On virtually every Dubai transaction the buyer pays all 4%. Do not build a budget around the split.
Note also when it falls. On an Emaar off-plan purchase the fee is due at or shortly after SPA signing, not at handover, and Emaar does not routinely waive it. It is a year-one cost.
The price you keep paying
The service charge is the ongoing cost that changes the real economics of a purchase, and it is quoted per square foot per year. Verified rates across Dubai:
Community | Service charge (AED per sq ft per year) |
|---|---|
Burj Khalifa residences | ~68 |
Downtown Dubai | 25–40 |
Dubai Marina | 18–25 |
Business Bay | 15–22 |
JLT | 12–18 |
Arjan | 12–16 |
JVC | 10–15 |
DSO / DLRC | 8–12 |
International City | 6–10 |
Two things stand out. The Emaar communities in that list sit at the top of the range, which is what an amenity-heavy masterplan costs to run. And the spread within Downtown alone — AED 25 to AED 68 depending on the building — is larger than the gap between many entire communities. The community average is not your bill. The building's rate is.
We have no verified service-charge figure for Dubai Creek Harbour, Dubai Hills Estate or Emaar Beachfront, and will not publish one. Ask for the current rate on the specific tower in writing, and ask what it was two years ago.
What the price returns
Gross rental yields on two-bedroom apartments, 2026:
Community | 2-bed gross yield |
|---|---|
Dubai Creek Harbour | 6.0% |
Downtown Dubai | 5.5% |
Dubai Marina | 5.5% |
Dubai Hills Estate | 5.4% |
Those are gross. Service charges, letting fees, maintenance and void periods come out first, and a realistic net figure is roughly 1 to 1.5 percentage points lower — so 6.0% at Creek Harbour is nearer 4.5–5% net, and a Downtown unit carrying AED 40 per square foot in service charges can land under 4%.
Yield also falls as unit size rises, consistently, in every community above. A two-bedroom is a capital growth and end-user proposition rather than a yield play. Nobody can tell you a Dubai apartment will appreciate, and the price you pay at entry is the part of that equation you control.
Three different prices for the same apartment
The same two-bed can be bought at three price levels, and they are not comparable without adjustment.
Launch price, off-plan. The lowest headline number, paid in instalments across construction under an 80/20, 90/10 or 10/75/15 structure. You are buying something that does not exist yet, and Emaar's plans settle 100% by handover with no post-handover option.
Market price, ready. Higher per square foot, but you can inspect the unit, rent it immediately and mortgage it conventionally. You pay in full at transfer.
Off-plan resale price. Buying from an original launch buyer who wants out. This carries the largest hidden cost: total resale costs before handover typically run 7–11% of the sale price, including a developer NOC of AED 1,000–5,250 and an assignment fee of roughly 2–5% of the original purchase price. A seller who cannot absorb that stack will not accept an offer near their entry price, which is why these listings often sit unsold.
Frequently asked questions
How much is a two-bedroom Emaar apartment in Dubai? Verified starting prices at Dubai Creek Harbour begin at AED 3,197,888 for Aeon, with Creek Palace from AED 4,034,888 and Dubai Creek Residences from AED 4,356,888 across its two-to-three bedroom range. Average apartment prices across that community sit at AED 1.7–1.8 million, which reflects a broader mix of unit sizes and older stock. Prices vary widely by community, so confirm current figures for the specific project.
Which Emaar community is cheapest for a two-bedroom apartment? Emaar South is the most affordable community in the portfolio, where studios and one-bedrooms start around AED 600,000–800,000 and larger units sit above that. It is located near Al Maktoum International Airport, which is both the reason for the price and the basis of the long-term case for it.
What is the price per square foot for an Emaar apartment in Dubai? It varies by community, tower and floor, and we do not publish per-square-foot averages we cannot verify. The reliable method is to take the actual quoted price for a specific unit and divide it by the internal area on its floorplan, then compare that figure with other units in the same building. Portal averages across a whole community are too coarse to price a purchase.
What fees do I pay on top of the purchase price? The largest is the 4% DLD registration fee, which on a AED 3.2 million apartment is roughly AED 128,000. Add developer admin and Oqood processing of AED 1,000–6,000, trustee fees of AED 2,100–4,200 where they apply, and title deed issuance of AED 250 plus AED 20 in knowledge and innovation charges. Budget around 4.5% of the purchase price for a cash purchase and closer to 5% with a mortgage.
Why is one two-bedroom more expensive than an identical one in the same tower? Floor level, outlook, orientation, layout efficiency and position in the stack. Height and view are the strongest drivers, and none of them can be changed after allocation. They are also what determines your resale position, which is why they are worth more than any finish upgrade.
Pricing a specific unit
A community range cannot price an apartment. What prices it is the tower, the floor, the outlook and the service charge on that particular building. SY Capital can pull live availability and actual quoted prices across the Emaar portfolio, and run the per-square-foot comparison against recent transactions in the same building.
Get in touch and tell us which units you are weighing against each other.
Figures verified August 2026 and subject to change. This article is general information, not financial or investment advice. Confirm all prices, payment terms and fees directly before entering any agreement.
