Bayline Apartments Mina Rashid Dubai

Bayline is an Emaar Properties apartment building at Rashid Yachts & Marina, the waterfront district Emaar is building at Mina Rashid in Bur Dubai. It holds one, two and three-bedroom apartments of about 814 to 1,950 sq ft and three-bedroom duplexes of 2,721 to 2,776 sq ft. Apartments are quoted from AED 1.6 million (about Rs 4.12 crore) and duplexes from AED 5.3 million, on a 90/10 payment plan with a 10% booking.

Bayline is sold alongside a sister building, Avonlea, and the two are usually marketed as one release. Handover is printed as Q3 2027, November 2027 and Q4 2027 depending on the source, and Avonlea was reported at about 36% complete. One number does not fit: at 814 sq ft, AED 1.6 million is roughly AED 1,966 per sq ft, well under the AED 2,900 per sq ft the community's own guides quote as today's entry rate.

At a glance

Price and unit pricing

The district's price history is steep. Guides track the rate from roughly AED 913 per sq ft in 2021 to about AED 2,520 by December 2025, with 2022-2025 launches at AED 2,200 to 4,500 and entry today quoted near AED 2,900. Against that, AED 1,966 per sq ft on Bayline's entry apartment is either an early-release price that has moved, or a smaller unit than the guide's benchmark. The document that settles it is Emaar's current price list for the unit, then the sale and purchase agreement. Ask when the AED 1.6 million figure was last true.

The duplex maths is consistent with it: AED 5.3 million over 2,721 sq ft is about AED 1,948 per sq ft, almost the same rate. That suggests the whole building was priced at a level set some time ago rather than at the district's current asking rate.

Payment plan and total cost

90/10: 10% on booking, 80% in construction instalments, 10% at handover. Emaar's standard shape, and front-loaded: nine-tenths is paid before you hold a key and there is no post-handover tail. Worked on the AED 1.6 million entry apartment:

Spread over roughly two years of construction, the 80% middle slice is near AED 53,000 a month if the instalments are even — but Emaar ties them to construction milestones, not to the calendar. Ask for the milestone schedule in writing, because it can bunch two payments into one quarter.

Running cost is the number to press Emaar on. No service charge has been published for Rashid Yachts & Marina. Comparable Emaar waterfront schemes are guided at AED 18 to 25 per sq ft a year, and one analysis of this district puts it at AED 20 to 30 because of the marina infrastructure. On an 814 sq ft apartment that is roughly AED 14,700 to 24,400 a year before utilities.

Location and connectivity

Rashid Yachts & Marina is Emaar's waterfront redevelopment of Port Rashid, on the creek side of Bur Dubai, built with P&O Marinas. The master plan covers about 6.8 million sq ft and includes a 4 km waterfront promenade and a 430-berth marina able to take superyachts, with hotels, retail and restaurants alongside the residential buildings.

Its advantage is that it is old Dubai rather than new-suburb Dubai. Guides put DIFC at about 8 minutes, Downtown at 12 and Dubai International Airport at 15 — closer to the working centre than most waterfront communities. The district is still being built, so expect construction traffic and unfinished public space for years after handover.

The other Emaar release we cover here is Marina Place 1, from AED 2.08 million with a Q4 2028 handover — the same address a year later at a higher rate. Everything we track in the emirate is on all Dubai projects, and the wider list is on the projects page.

Amenities and specifications

Bayline is quoted as a waterfront building with views towards the marina and the Downtown skyline, inside a master plan whose shared facilities are the promenade, the marina, retail and dining. Building amenities in an Emaar block of this grade normally run to a pool, gym, podium gardens, play space and covered parking — the segment standard, not a published list, because Emaar has not detailed Bayline's own schedule.

Not published for this building: the fit-out and appliance schedule, parking allocation, balcony sizes, the service-charge budget or the escrow bank. Final specification as per the sale and purchase agreement.

About the developer

Emaar Properties is Dubai's largest developer, listed on the Dubai Financial Market and the builder of Downtown Dubai, Dubai Marina, Dubai Hills Estate and Emaar Beachfront. Published figures put it at more than 129,100 residential units delivered globally since 2002; a separate count records 186 projects and 68,900 units with about 47,326 under construction. The two totals cover different scopes, so do not add them.

On timing, one analysis puts about 80% of Emaar projects within six months of the stated handover date, against a market average nearer 55% to 60%. Its revenue backlog was reported at AED 163.4 billion as of 31 March 2026 — the practical reason its buildings finish. Emaar is the low-risk end of Dubai development, and its prices reflect that.

For Indian buyers

Ownership. Mina Rashid is freehold and open to every nationality, resident or not, with the title deed issued by the Dubai Land Department in your own name. The UAE charges no annual property tax and a residential sale does not attract VAT, so the government cost is the 4% DLD transfer fee — AED 64,000 on the AED 1.6 million entry — plus Oqood and admin fees. Budget 5% to 6% over the price.

Remittance. The Liberalised Remittance Scheme allows an Indian resident USD 250,000 per person per financial year. AED 1.6 million is about USD 436,000: one buyer needs two financial years, a couple can cover it in one. The 10% booking is about USD 43,600, and the construction instalments spread the rest over roughly two financial years.

Golden Visa. The threshold is AED 2 million of property. The AED 1.6 million entry apartment misses it; a two or three-bedroom here almost certainly clears it, and the AED 5.3 million duplexes clear it several times over. Ask for the smallest unit priced at or above AED 2 million.

Yield and exit. Estimates vary more than usual because the district has barely started letting: 6.5% to 8% gross projected once the marina is operational, 7% to 9% claimed by some agents, and a cautious 4% to 5% on apartment stock at first handover, in line with Dubai Harbour. Plan on the cautious figure, and take AED 18 to 30 per sq ft of service charge off it. On exit, an Emaar waterfront title is among the more liquid things you can own in Dubai, but its buyers are end users, not yield hunters. Rent and capital gains are taxable in India for an Indian tax resident, with credit for UAE tax that is nil in practice.

Pros

• Emaar, with a reported 80% of projects handed over within six months of the stated date against a market average near 55% to 60%
• An AED 163.4 billion revenue backlog reported as of 31 March 2026 — the money to finish is contracted
• About 8 minutes to DIFC, 12 to Downtown and 15 to the airport, closer in than most waterfront communities
• AED 1,966 per sq ft at the entry apartment, against the district's quoted entry of about AED 2,900
• Only 10% at booking and 10% at handover, so the plan is not front-loaded at either end
• A 4 km promenade and a 430-berth superyacht marina within a 6.8 million sq ft master plan
• Two and three-bedroom units and the AED 5.3 M duplexes should clear the AED 2 M Golden Visa threshold

Cons

• Handover is printed as Q3 2027, November 2027 and Q4 2027 — a two-quarter spread across sources
• 80% of the price falls due during construction, with no post-handover instalments to hold back
• Emaar has not published a service charge; comparable waterfront estimates run AED 18 to 30 per sq ft a year, or AED 14,700 to 24,400 on an 814 sq ft apartment
• Yield estimates for the district range from 4% to 9% depending on who is writing, which means nobody knows yet
• The AED 1,966 per sq ft entry rate does not match the district's quoted AED 2,900 entry, so the price may have moved
• The district is years from finished; expect construction around you well past handover
• No source prints the DLD project number, the escrow bank or prices for the two and three-bedroom units

Who this is for

• Buyers who want an Emaar title and will pay for the delivery record
• End users who want a waterfront home 8 to 12 minutes from DIFC and Downtown
• Buyers stepping up to a two or three-bedroom to clear the AED 2 M Golden Visa threshold
• Investors happy to hold through the district's build-out rather than flip at handover

Who should look elsewhere

• Yield-first investors — 4% to 5% at first handover is the honest planning figure here
• Buyers who need a post-handover payment tail rather than 80% during construction
• Anyone who cannot absorb a service charge of AED 18 to 30 per sq ft a year
• Buyers who want a finished neighbourhood on day one

Our verdict

Bayline is a straightforward Emaar proposition: a waterfront apartment in a district the developer is building at scale, eight minutes from DIFC, on a plan asking 10% to start and 10% at the end. Delivery risk is as low as Dubai off-plan gets, and the entry rate of about AED 1,966 per sq ft looks favourable against a district guide quoting AED 2,900 — which is exactly why you should confirm the price is still live. The weak points are running cost and yield: a service charge that could reach AED 24,400 a year on the entry unit, and rental estimates swinging from 4% to 9% because the district has barely started letting. Buy it as a home or a long hold; for income from year one the numbers do not yet support it.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the price of Bayline?

One, two and three-bedroom apartments are quoted from AED 1.6 million (about Rs 4.12 crore) and three-bedroom duplexes from AED 5.3 million. Prices by unit type are not published. At 814 sq ft the entry apartment works out at about AED 1,966 per sq ft, below the roughly AED 2,900 per sq ft the district's own guides quote, so confirm the figure is current with Emaar.

What is the payment plan?

A 90/10 plan: 10% on booking, 80% in instalments during construction and 10% at handover. On AED 1.6 million that is AED 160,000 at booking, AED 1.28 million through construction and AED 160,000 at the keys, plus the 4% DLD transfer fee of AED 64,000. Ask for the milestone schedule, because instalments are tied to construction stages rather than to the calendar.

When is the handover?

Sources print Q3 2027, November 2027 and Q4 2027. Its sister building Avonlea was reported at about 36% complete with a Q4 2027 date. Get the date written into the sale and purchase agreement and track progress on the Dubai REST app.

How big are the apartments?

Apartments run about 814 to 1,950 sq ft and the three-bedroom duplexes 2,721 to 2,776 sq ft. No size breakdown by bedroom count is published in the sources we checked, so ask for the floor plan with the suite area marked on it.

What are the service charges?

Emaar has not published a figure for Rashid Yachts & Marina. Comparable Emaar waterfront developments are guided at AED 18 to 25 per sq ft a year, and one analysis of this district suggests AED 20 to 30 because of the marina infrastructure. On an 814 sq ft apartment that is roughly AED 14,700 to 24,400 a year before utilities.

What rental yield can I expect?

Estimates range widely: 6.5% to 8% gross projected once the marina is operational, 7% to 9% claimed by some agents, and 4% to 5% at first handover on a cautious view. Plan on the cautious figure, and take the service charge off it.

Does it qualify for a Golden Visa?

Not at the AED 1.6 million entry, which is below the AED 2 million property threshold. A two or three-bedroom apartment here almost certainly clears it, and the AED 5.3 million duplexes clear it several times over. Ask Emaar for the smallest unit priced at or above AED 2 million.

Is Emaar a reliable developer?

It is the benchmark in Dubai: more than 129,100 residential units delivered globally since 2002 on published figures, with a separate count of 186 projects and 68,900 units and about 47,326 under construction. One analysis puts around 80% of its projects within six months of the stated handover date, against a market average near 55% to 60%.

Can an overseas buyer own here?

Yes. Mina Rashid is freehold and open to every nationality, resident or not, with the title deed issued by the Dubai Land Department in your own name. An Indian resident remits under the Liberalised Remittance Scheme at USD 250,000 per person per financial year; AED 1.6 million is about USD 436,000, so a couple can fund it inside one year and a single buyer across two.

Want Emaar's current Bayline price list by unit type, the milestone payment schedule and the service-charge estimate in writing? Ask Realty Hunting and we will send them.

Compare with other Dubai projects

Also in Mina Rashid: Marina Views (from AED 1,650,000, handover 2028), Pier Point (from AED 1,930,000, handover 2028), Marina Place 1 (from AED 2,080,000, handover 2028) and Marina Place 2 (from AED 2,080,000, handover 2028). See every Dubai Marina project with prices and handover dates.

More by Emaar: Marina Shores (from AED 1,506,888, handover 2026), Emaar Arlo (from AED 1.7 M, handover 2028) and Emaar Park Point (from AED 1,500,000, ready).

A similar budget elsewhere in Dubai: ONE B Tower (from AED 1.6 M, handover 2028), Wilds by Aldar (from AED 1.6 M, handover 2030) and One Residence (from AED 1.61 M, handover 2027).

Read next: Emaar Projects in Dubai: Every Project, Price and Handover Date · Off-Plan Property in Dubai: How It Works · Dubai Property Payment Plans: 1% Monthly, Post-Handover and More · The Cost of Buying Property in Dubai. Every Dubai project we track is listed on the Dubai section.