Business Bay or Tilal Al Ghaf?
Side by side on published prices, yields, new developments and drive times.
Pictured: Avarra by Palace by Emaar Properties
Where each one leads
Drawn only from published figures and the developments we list, each with its source.
Lower price per sq ft
Tilal Al Ghaf averages AED 2,278 per sq ft against AED 2,448 in Business Bay, about 7% 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 5.19% in Tilal Al Ghaf (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 Tilal Al Ghaf average AED 322,515 a year against AED 105,698 in Business Bay (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026).
Closer to Dubai International Airport
Business Bay is about 15 minutes from Dubai International Airport by car, against about 30 minutes from Tilal Al Ghaf.
Side by side
| Measure | Business Bay | Tilal Al Ghaf |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Freehold | Freehold |
| Price per sq ft | AED 2,448Property Finder, 12 months to 12 November 2026, 5,741 sales | AED 2,278Property Finder, 12 months to 12 November 2026, 357 sales |
| Gross rental yield | 6.85%Property Finder, 12 months to 12 November 2026, 5,741 sales | 5.19%Property Finder, 12 months to 12 November 2026, 357 sales |
| Average annual rent | AED 105,698Property Finder, 12 months to 12 November 2026, 20,729 contracts | AED 322,515Property Finder, 12 months to 12 November 2026, 1,350 contracts |
| Developments we list | 15 | 0 |
| Drive to Dubai International Airport | about 15 minutes | about 30 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
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
Tilal Al Ghaf
We do not list a development in Tilal Al Ghaf yet.
What each area is like
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
Tilal Al Ghaf
Majid Al Futtaim's lagoon-centred villa community off Hessa Street, near Dubai Sports City. Largely sold through, so most buying today is resale.
Who it suits
- Families wanting villas with a school on site
- Buyers who value a finished master plan
- Resale purchasers of completed homes
- High-budget buyers of waterfront mansions
In its favour
- Planned for more than 6,500 freehold homes around a 70,000 sq m swimmable lagoon
- 18 km of walking trails and 11 km of cycling track, according to the developer
- The Royal Grammar School Guildford Dubai operates inside the community
Worth weighing
- No developer stock was listed on Property Finder on 12 November 2026: purchases are resale, with resale pricing and the 4% Dubai Land Department transfer fee payable in full
- Later phases (Plagette 32, Amara, Serenity Mansions, Bo Monde) are still under construction, so parts of the site will see building work for some time
Business Bay or Tilal Al Ghaf: quick answers
Is Business Bay or Tilal Al Ghaf cheaper per square foot?
Tilal Al Ghaf is cheaper on the published figures: AED 2,278 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, Business Bay or Tilal Al Ghaf?
Business Bay, on the published figures: a gross yield of 6.85% against 5.19% in Tilal Al Ghaf (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 Business Bay and Tilal Al Ghaf?
New tenancy contracts average AED 105,698 a year in Business Bay and AED 322,515 in Tilal Al Ghaf (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, Business Bay or Tilal Al Ghaf?
Business Bay, at about 15 minutes by car against about 30 minutes from Tilal Al Ghaf. Drive times are approximate and vary with traffic.
Can foreigners buy property in Business Bay and Tilal Al Ghaf?
Business Bay is a designated freehold area, open to buyers of any nationality. Tilal Al Ghaf 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 Business Bay and Tilal Al Ghaf?
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. We do not list a development in Tilal Al Ghaf yet.
More area comparisons
- Al Jaddaf vs Business Bay
- Business Bay vs Downtown Dubai
- Business Bay vs Dubai Creek Harbour
- Business Bay vs Dubai Hills Estate
- Business Bay vs Dubai Maritime City
- Business Bay vs Meydan
- Business Bay vs Nad Al Sheba
- Business Bay vs City Walk
- Business Bay vs Dubai Design District
- Business Bay vs DIFC
- Business Bay vs Sheikh Zayed Road
- Business Bay vs Sobha Hartland II
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
- No fee to you on off-plan purchases: the developer pays us
- One salaried adviser, not on commission, from first call to handover
