AQUARISE by Binghatti: Prices and Yields in Apartments with Private Pools

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Hello everyone. A 29 storey tower whose facade takes its inspiration from the movement of water, and inside it there are apartments with a private pool. Today, AQUARISE by Binghatti is what we are looking at today!

For prices, taxes and the whole buying process, see our guide: Dubai Property Guide

Apartment types, current price range and location: see the project page

Business Bay, a scheme being developed close to the Dubai Canal in Binghatti Developers scheme. Binghatti’s iconic architectural language meets a water theme here: the facade carries a flowing, wave like form. In the roughly 29 storey tower there are options from studios to four bedrooms, and there are a limited number of residences with a private pool. Infinity pools, sports areas, retail units. Yes, you read that correctly: an apartment with a pool of its own.

Prices

• Residences: AED 1,000,000and up
• Studio, one, two, three and four bedroom options
• A limited number of residences with a private pool
• Size: 39 m²and up
• Approximately 29 storey kule, Business Bay

AED 1 million is a psychological threshold for entry into one of the central districts of Dubai, and Aquarise starts at exactly that level. The product range is wide: having options from a studio to four bedrooms is a rare structure that addresses both the investor and the family.

Why Aquarise?

Apartments with a private pool: rare even in Dubai

These limited residences are apartments with a private pool on their own terrace. Very few schemes in Dubai offer this feature outside a villa. In letting and on resale apartments of this kind separate themselves markedly from the standard layouts and command a premium price.

• Dubai Canal and the canal side walking routes a short distance away
• Downtown Dubai, DIFC and Dubai Malldirect access to
• Business Bay metro station (Red Line) nearby
• Sheikh Zayed Road connections to every part of the city
• Retail units within the scheme; daily needs met inside the building

A wide product range spreads the risk

A range running from a studio to four bedrooms widens the tenant pool. Schemes that sell studios alone are dependent on a single tenant type; at Aquarise you can find both the single professional and the family tenant. That is a structure which lowers the risk of standing empty.

Daily life: on the canal side

A morning swim in the infinity pool or a run by the canal. Then your office in Business Bay or the DIFC a few minutes away. Shopping in the retail units in the building at lunchtime. The restaurants of Downtown or the Dubai Mall in the evening. Business Bay is one of the few districts in Dubai where you can live without a car.

Aquarise rental yield

Business Bay’s two way demand (office workers and people who want to live in the city centre) keeps the rental market stable. In this segment the gross rental yield is typically 6.5% to 7.5% band.

Residences with a private pool can achieve a rent above that average because the product has no rival. The headline "apartment with a private pool" in your letting advertisement sets you apart instantly from the hundreds of standard apartments in the district. And a reminder: from this income no tax is withheld.

The shared areas and the details that set Aquarise apart

• Residences with a private pool: a limited number; apartments with a pool on their own terrace.
• Infinity pools: Infinity pools looking onto the Business Bay skyline.
• Sports areas: fully equipped fitness facilities for residents only.
• Social living spaces: Shared areas for meeting and relaxing.
• Retail units: within the scheme; no need to leave the building for daily needs.
• A flowing, water themed facade: Binghatti’s architectural interpretation created for this scheme.
• Generous balconies: A design that brings the canal and the city view inside.
• From studios to four bedrooms: A wide product range and a wide tenant pool.

Who is buying?

This project is both yield focused investors both and to those buying for their own use. The studios and one bedroom apartments in the AED 1 million band attract investors, while the three and four bedroom layouts and the residences with a private pool attract upper segment buyers. The apartments with a private pool are sought after particularly among buyers from the Middle East and international buyers.

Frequently asked questions

How expensive is an apartment with a private pool? These residences are limited in number and priced above the standard layouts. We can obtain the current availability and the difference in price for you; apartments of this type generally sell out fast.

Is there not too much supply in Business Bay? Yes, there are many towers in the district and new schemes keep coming. That means competition in letting. Aquarise’s advantage is the variety of its product and distinguishing types such as the residences with a private pool.

What is the tenure? Business Bay is a freehold area; foreign nationals can hold full title.

Is it enough for the Golden Visa? The AED 1,000,000 entry price is below the threshold. That said, you can reach it with the larger types in the scheme or with a second property. The details are in the section below.

Total cost: what you actually pay when you buy at AQUARISE

This is where Dubai’s biggest advantage shows: no property tax, no capital gains tax, no tax on rental income. While an investor in the United Kingdom deals with stamp duty, income tax and capital gains tax on sale, in the Emirates none of these exists for an individual investor. In return there is a one off transfer cost. Let us calculate on an apartment worth AED 1,000,000:

Government fees come to roughly 4.5% of the price; add the agency commission and the total acquisition cost lands in the 6-7% band. With a mortgage there is also a mortgage registration fee of 0.25% of the loan plus bank charges. On resales the developer’s no objection certificate (NOC) can cost between AED 500 and AED 5,000.

The only recurring item after that is the service charge: In the Emirates this charge is calculated per square foot per year and is supervised by the Dubai Land Department. It varies a great deal with the quality of the building and its amenities, and because it feeds straight into the net yield you should always ask for the current figure before buying. We obtain it for every apartment on your behalf.

Golden Visa: ten year residency through property

This is the biggest difference between investing in Dubai and investing in the United Kingdom. Buying property in the UK gives you no right of residence; in the United Arab Emirates, AED 2 million owning residential property worth a ten year Golden Visa. The visa covers your spouse and children as well.

In this project the entry price sits below the threshold. An apartment at the AED 1,000,000 level is not enough on its own; roughly AED 1,000,000 more is needed to reach the threshold. The good news is this: the value of several properties can be combined. You can reach the threshold with a larger apartment in the project or with a second property; we work out which combination gets you there.

The rules were relaxed in 2026, and this matters:

• Mortgaged property is accepted as well. A "paid up amount" or a "50% equity" condition used to apply; now the total value reaching AED 2 million is enough.
• Off plan property counts too (provided it was bought from an approved developer). So you can spread the payments across the build and still reach the threshold.
• The value of more than one property can be added together. You do not have to buy a single expensive apartment.

Visa rules are updated from time to time, so we confirm the current conditions with you before an application. If residency is part of your plan, it belongs at the start of the purchase decision, not at the end.

The AQUARISE buying process, step by step

If you are buying from another country, the process runs like this:

• 1. Choosing the apartment and reserving it. We settle the floor plan, the tower and the aspect. The reservation form is signed and a down payment of usually 5-10% of the price is made.
• 2. Sale and purchase agreement (SPA). The contract with the developer is signed and the payment plan is fixed. The signature can be given remotely.
• 3. Oqood registration. An off plan purchase is registered with the DLD and the 4% DLD fee is paid at this stage. That registration is the official proof that the property is recorded in your name.
• 4. Escrow account. Your payments do not go into the developer’s pocket but into a RERA supervised escrow account, released as construction progresses. This is the single most important protection for an off plan purchase in Dubai.
• 5. Payment plan. Instalments tied to construction milestones, with the balance on handover.
• 6. Handover and title deed. Once the building is handed over the title deed is issued in your name.

You can run the whole process from your own country; you do not have to travel to Dubai. There is no restriction on foreign nationals owning property in freehold areas.

Risks and what to watch for

We have set out the strengths; in fairness there are points to watch as well. For AQUARISE, these are the ones worth pausing on:

• Supply is heavy in Business Bay: Many towers chase the same tenant pool; competition to let is strong.
• The apartments with a private pool are limited and expensive: these types sell out fast and are priced markedly above the standard layouts.
• Off plan completion risk: Even though payments go into an escrow account the handover date can move; have the contract reviewed.
• Maintenance cost in an apartment with a private pool: pool maintenance can add to the service charge; ask for the exact figure before handover.

None of this makes the project a bad one, but there is a wide gap between buying with your eyes open and finding out afterwards. We give every client this list up front.

How does AQUARISE compare with the alternatives?

Before you decide, it is worth looking at the other projects in the same budget band:

• SKYHALL by Binghatti: An investor focused alternative in the same district at a more affordable entry price.
• CULLINAN by Binghatti: Larger layouts and an upper segment concept in the same area.
• DT1 by Ellington: For anyone wanting a Downtown address at boutique scale.

We can work out together which project fits your goal, judged on budget, intended use and exit plan. For an overview, our guide to UK property investment for international buyers is worth reading too.

Answers to the most common questions on this topic: Can You Buy Property in Dubai in Instalments? How Payment Plans Work