2BR Apartment in Executive Tower J, Business Bay Below Market with AED 140,000 Tenant in Place

Property Overview

A 2-bedroom apartment in Executive Tower J, Business Bay, offered at AED 2,100,000. The 1,441 sqft unit sits above the 20th floor and is currently tenanted at AED 140,000 per year. The agent estimates the property is AED 300,000 below market value, implying a benchmark of approximately AED 2,400,000. At AED 1,457 per sqft, the asking sits within or below recent DLD transaction values for comparable units in the same tower.

Property Highlights

• Type: 2-bedroom apartment
• Size: 1,441 sqft built-up area
• Asking price: AED 2,100,000
• Rate: AED 1,457 per sqft
• Agent-estimated market value: approximately AED 2,400,000
• Estimated savings: AED 300,000 (12.5%)
• Current rent: AED 140,000 per year
• Gross rental yield: approximately 6.7%
• Floor: above 20th floor
• Location: near Business Bay Metro Station
• Status: ready, completed 2009

Why the Price Qualifies as Below Market

The agent states the property is AED 300,000 below market, placing the estimated market value at approximately AED 2,400,000. DLD transaction records for Executive Tower J provide supporting context for this assessment.

Three 2-bedroom transactions at the same 1,441 sqft layout are recorded in 2026. In July 2026, two units sold at AED 2,330,000 (AED 1,617 per sqft) and AED 2,132,003 (AED 1,480 per sqft). In September 2026, a unit sold at AED 2,109,000 (AED 1,464 per sqft). The asking price of AED 2,100,000 is below all three recorded transactions for this layout.

The agent's implied market value of AED 2,400,000 sits above the highest recorded DLD transaction of AED 2,330,000 for this layout. The AED 300,000 saving should therefore be understood as the agent's own market estimate rather than a figure derived from DLD records. Buyers should verify current market conditions independently.

Rental Income and Yield

The apartment is currently tenanted at AED 140,000 per year. At the asking price of AED 2,100,000, this represents a gross rental yield of approximately 6.7%. The existing tenancy means the buyer would acquire the property with immediate rental income. Lease terms, expiry date and any EJARI registration details should be confirmed with the agent.

About Executive Towers, Dubai Properties and Business Bay

Executive Towers is a mixed-use complex developed by Dubai Properties in Business Bay, completed in 2009. The development comprises 12 towers containing 1,799 residential units ranging from studios to 5-bedroom penthouses. Executive Tower J is one of 10 residential towers in the complex.

Building amenities include an outdoor swimming pool, gymnasium, sauna, jacuzzi, steam room, basketball and tennis courts, jogging tracks, BBQ areas and children's play areas. Bay Avenue Mall occupies the podium level, providing supermarkets, pharmacies, restaurants and other retail services.

Business Bay is a central Dubai district along the Dubai Water Canal with direct access from Sheikh Zayed Road and Al Khail Road. Business Bay Metro Station is approximately a 10-minute walk from the complex. The area is freehold for all nationalities.

Floor and Location

The apartment is situated above the 20th floor in Executive Tower J. The agent notes proximity to the metro as a location advantage. Business Bay's central position provides access to Downtown Dubai, DIFC and major road networks.

Verification Notes

• The market benchmark of AED 2,400,000 is derived from the agent's statement that the property is AED 300,000 below market. This is the agent's own estimate and has not been independently verified as a formal valuation.
• DLD transaction records from Property Finder show three 2-bedroom sales at 1,441 sqft in Executive Tower J in 2026, ranging from AED 2,109,000 to AED 2,330,000. The asking price of AED 2,100,000 is below all three transactions.
• The September 2026 DLD transaction at AED 2,109,000 is only AED 9,000 above the asking price, suggesting the market for this layout may have softened or that the September transaction involved specific unit or floor conditions.
• Rental income of AED 140,000 is stated by the agent. Lease terms, EJARI status and tenant details should be verified independently.
• Bathrooms, parking, furnishing and unit number are not stated in the agent brief and have been omitted.
• Project details are sourced from bhomes.com and Property Finder.