Al Jaddaf or Business Bay?
Side by side on published prices, yields, new developments and drive times.
Pictured: Azizi Creek Views IV by Azizi Developments
Where each one leads
Drawn only from published figures and the developments we list, each with its source.
Lower price per sq ft
Al Jaddaf averages AED 1,995 per sq ft against AED 2,448 in Business Bay, about 19% less (Property Finder, from registered transactions, 12 months to 12 November 2026).
Higher gross yield
Business Bay shows a gross yield of 6.85% against 5.68% in Al Jaddaf (Property Finder, from registered transactions, 12 months to 12 November 2026). Gross yield is before service charges and empty months.
Higher average rent
New tenancy contracts in Business Bay average AED 105,698 a year against AED 84,273 in Al Jaddaf (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026).
Lower entry price
The lowest developer price we list in Al Jaddaf is AED 679,000 at Azizi Leily, against AED 1,175,000 at Bayz 101 by Danube in Business Bay.
Closer to Downtown Dubai
Business Bay is about 5 minutes from Downtown Dubai by car, against about 12 minutes from Al Jaddaf.
Side by side
| Measure | Al Jaddaf | Business Bay |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Freehold | Freehold |
| Price per sq ft | AED 1,995Property Finder, 12 months to 12 November 2026, 2,484 sales | AED 2,448Property Finder, 12 months to 12 November 2026, 5,741 sales |
| Gross rental yield | 5.68%Property Finder, 12 months to 12 November 2026, 2,484 sales | 6.85%Property Finder, 12 months to 12 November 2026, 5,741 sales |
| Average annual rent | AED 84,273Property Finder, 12 months to 12 November 2026, 8,861 contracts | AED 105,698Property Finder, 12 months to 12 November 2026, 20,729 contracts |
| Developments we list | 11 | 15 |
| Lowest developer price | AED 679,000Azizi Leily | AED 1,175,000Bayz 101 by Danube |
| Drive to Dubai International Airport | about 15 minutes | about 15 minutes |
| Drive to Downtown Dubai | about 12 minutes | about 5 minutes |
Each figure is shown as its publisher states it, with the period it covers. A row appears only where both areas have a figure. Property Finder’s figures are averages across home types, so they mix studios and large homes. Read 12 November 2026.
New developments in each
Al Jaddaf
- Azizi LeilyAzizi DevelopmentsAED 679,000
- Azizi Jaddaf Beach OasisAzizi DevelopmentsAED 720,000
- Binghatti SpectreBinghattiAED 774,999
- Binghatti StarfallBinghattiAED 827,999
- Binghatti StarlightBinghattiAED 881,000
- Azizi AliyahAzizi DevelopmentsAED 1,137,555
Business Bay
- Bayz 101 by DanubeDanube PropertiesAED 1,175,000
- Binghatti SkyhallBinghattiAED 1,304,000
- Binghatti AquariseBinghattiAED 2,000,000
- Bayz 102 by DanubeDanube PropertiesAED 2,400,000
- Binghatti SkyriseBinghattiAED 2,544,999
- Canal Heights 2 de GRISOGONODAMAC PropertiesAED 2,828,000
What each area is like
Al Jaddaf
A creekside district between Dubai Healthcare City and Business Bay, on the Green Line metro. Mid-rise apartment blocks at lower prices than neighbouring central districts.
Who it suits
- Yield-focused investors buying studios and one-beds
- Budget-conscious buyers wanting a central location
- Staff at Dubai Healthcare City and the airport
- Tenants who rely on the metro
In its favour
- Green Line metro at Al Jadaf and Creek stations; Creek is the planned Blue Line interchange
- About 15 minutes from Dubai International Airport and 12 from Dubai Mall (Bayut area guide)
- Lower entry prices than Business Bay, Downtown or Creek Harbour
Worth weighing
- Supply is heavy and concentrated in small units from a few developers, so new buildings compete directly for the same tenants
- Shipyards and dry docks still operate on part of the waterfront, and with 34 projects listed, building work on neighbouring plots is likely for years
Business Bay
A dense high-rise district along the Dubai Water Canal, next to Downtown Dubai. Apartments and serviced residences at every price point, from studios to canal-front penthouses.
Who it suits
- Investors wanting a liquid central rental market
- Professionals working in Downtown or DIFC
- Buyers priced out of Downtown Dubai
- Short-stay rental operators
In its favour
- About five minutes by car from Downtown Dubai and 15 minutes from Dubai International Airport (Bayut area guide)
- Red Line metro at Business Bay station
- Dubai Water Canal promenade for walking, running and waterside restaurants
Worth weighing
- New towers keep launching and completing here; S&P expected Dubai apartment prices to fall further than villa prices because of the supply pipeline (The National, 7 October 2026)
- Build quality and management vary sharply from tower to tower; compare the specific building, not the district
Al Jaddaf or Business Bay: quick answers
Is Al Jaddaf or Business Bay cheaper per square foot?
Al Jaddaf is cheaper on the published figures: AED 1,995 per sq ft against AED 2,448 in Business Bay (Property Finder, from registered transactions, 12 months to 12 November 2026). Averages move with the mix of homes sold, so compare like with like before relying on the gap.
Which has the higher rental yield, Al Jaddaf or Business Bay?
Business Bay, on the published figures: a gross yield of 6.85% against 5.68% in Al Jaddaf (Property Finder, from registered transactions, 12 months to 12 November 2026). Gross yield is before service charges, empty months and fees, so the net return is lower.
What is the average rent in Al Jaddaf and Business Bay?
New tenancy contracts average AED 84,273 a year in Al Jaddaf and AED 105,698 in Business Bay (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026). Both averages mix small and large homes.
Which is closer to Dubai International Airport, Al Jaddaf or Business Bay?
Both are about 15 minutes from Dubai International Airport by car. Drive times are approximate and vary with traffic.
Which is closer to Downtown Dubai, Al Jaddaf or Business Bay?
Business Bay, at about 5 minutes by car against about 12 minutes from Al Jaddaf. Drive times are approximate and vary with traffic.
Can foreigners buy property in Al Jaddaf and Business Bay?
Al Jaddaf is a designated freehold area, open to buyers of any nationality. Business Bay is a designated freehold area, open to buyers of any nationality. Sales in Dubai are registered with the DLD.
Which new developments can I buy in Al Jaddaf and Business Bay?
In Al Jaddaf: Azizi Leily from AED 679,000, Azizi Jaddaf Beach Oasis from AED 720,000, Binghatti Spectre from AED 774,999 and Binghatti Starfall from AED 827,999. In Business Bay: Bayz 101 by Danube from AED 1,175,000, Binghatti Skyhall from AED 1,304,000, Binghatti Aquarise from AED 2,000,000 and Bayz 102 by Danube from AED 2,400,000.
More area comparisons
- Al Jaddaf vs Downtown Dubai
- Al Jaddaf vs Dubai Creek Harbour
- Al Jaddaf vs Meydan
- Al Jaddaf vs Rashid Yachts & Marina
- Al Jaddaf vs Dubai Design District
- Al Jaddaf vs Ras Al Khor
- Al Jaddaf vs Sobha Hartland II
- Al Jaddaf vs DAMAC Lagoons
- Al Jaddaf vs Downtown Jebel Ali
- Al Jaddaf vs Dubai Hills Estate
- Al Jaddaf vs Jumeirah Golf Estates
- Al Jaddaf vs Jumeirah Lake Towers
Not sure which area fits?
Tell us your budget, your timing and whether you will live there or let it, and we will set the two areas against each other for you.
- Current price list and availability, direct from the developer
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- One salaried adviser, not on commission, from first call to handover
