CompletedDowntown Dubai

Burj Khalifa Residences

Residences inside the Burj Khalifa by Emaar: private homes in the 828-metre, 200-storey world's tallest tower at the heart of Downtown Dubai, with Emaar's published two-bedroom Burj Khalifa Suites at 2,033 to 2,358 sq ft, trading on the secondary market.

DeveloperEmaar

Entry priceAED 2.65M

CompletedJan 2012

StatusCompleted

CommunityDowntown Dubai

Overview

Project brief

APARTMENTS INSIDE THE WORLD'S TALLEST TOWER AT THE HEART OF DOWNTOWN DUBAI

Burj Khalifa Residences are the private homes set within the Burj Khalifa, Emaar's landmark tower and the centrepiece of Downtown Dubai — Emaar's flagship district around The Dubai Mall, Dubai Opera, Burj Park and the Dubai Fountain. The residences occupy the tower alongside the Armani Hotel and the observation decks, giving owners an address inside one of the most recognised buildings in the world.

Emaar's brochure puts the tower at 828 metres (2,716.5 ft) with over 200 storeys, including 158 habitable levels, 57 elevators and a total built-up area of 5.67 million square feet — the tallest free-standing structure in the world, with the highest occupied floor and the highest outdoor observation deck. Resident facilities listed in the brochure include swimming pools on levels 43 and 76, the level 76 pool being the highest swimming pool in the world; gym facilities on levels 43, 76 and 77; meeting rooms on levels 43 and 76; a residential lounge; a tennis and basketball court; a children's indoor and outdoor play area; and 3,000 car parking spaces across four levels. The Emaar floor plans held for the building cover ten two-bedroom Burj Khalifa Suites on levels 91, 104 and 105, running from 188.87 to 219.07 square metres (2,033 to 2,358 square feet). Per PropSearch, the tower also holds one and three-bedroom apartments, and the first 39 floors are given over to the Armani Hotel with 160 guest rooms and 144 hotel residences.

As a completed tower, Burj Khalifa Residences trade on the secondary market rather than off-plan. Figures below reflect completed-building resale data rather than a developer launch.

PROJECT SUMMARY

Project	Burj Khalifa Residences
Developer	Emaar
Community	Downtown Dubai
Type	2-Bedroom Burj Khalifa Suites (Emaar floor plans); 1 and 3-Bedroom apartments per PropSearch
Building	828 metres (2,716.5 ft); over 200 storeys including 158 habitable levels; 57 elevators; 5.67 million sq ft built-up area
Hotel use (per PropSearch)	Armani Hotel on the first 39 floors, with 160 guest rooms and 144 hotel residences
Status	Completed / handed over
Indicative resale entry	From approximately AED 2.65 million (1-bed, per PropSearch)

Completed building; resale availability and pricing vary by unit, floor and view, and are confirmed on request.

UNIT MIX & SIZES

Emaar's floor-plan set for the building publishes ten Burj Khalifa Suites, all two-bedroom apartments, on levels 91, 104 and 105 of Zone 4:

Unit no.	Level	Layout	Total area (sq m)	Total area (sq ft)
9122	91	2-Bedroom	189.15	2,036
9126	91	2-Bedroom	188.87	2,033
10422	104	2-Bedroom	195.84	2,108
10423	104	2-Bedroom	195.84	2,108
10424	104	2-Bedroom with maid's room	219.07	2,358
10425	104	2-Bedroom	206.06	2,218
10426	104	2-Bedroom	195.84	2,108
10523	105	2-Bedroom	195.84	2,108
10524	105	2-Bedroom with maid's room	219.07	2,358
10525	105	2-Bedroom	206.06	2,218

Areas are the total areas printed on the Emaar Burj Khalifa Suites floor plans, which also give each unit its location code and room-by-room dimensions.

Emaar publishes no floor plan in this set for the one and three-bedroom apartments. Per transaction records reported by PropSearch, one-bedroom units have traded at roughly 986 to 1,103 square feet and a three-bedroom unit at around 2,663 square feet; those sizes are PropSearch-derived and should be verified against the title deed before committing.

THE INVESTMENT CASE

Burj Khalifa Residences is a completed, standard-tier brief: the angle below is qualitative. Where the live Dubai Land Department transaction feed for Downtown Dubai is available, current pricing and PSF trends will be shown alongside — those figures are the basis for any comparison, not the estimates below.

DEVELOPER: EMAAR, ONE OF DUBAI'S MOST ESTABLISHED DEVELOPERS

Burj Khalifa Residences is developed by Emaar, the developer behind many of Dubai's landmark destinations. Emaar reported revenue of AED 49.6 billion for 2025 and, with a proven delivery track record, has delivered over 125,600 residential units across Dubai and other global markets since 2002. Its portfolio includes Burj Khalifa and Dubai Mall. As a delivered tower, the residences carry none of the completion uncertainty of an off-plan purchase.

LOCATION: THE CENTRE OF DOWNTOWN DUBAI

The Burj Khalifa is the anchor of Downtown Dubai, with direct access to The Dubai Mall and a position overlooking the Dubai Fountain, Burj Park and Dubai Opera. Sheikh Zayed Road, DIFC and Business Bay are all minutes away. Few addresses in the city combine this level of recognition with the connectivity of the central district.

APPLICABLE STRATEGIES

Buy-and-hold for rental / short-let — an iconic Downtown address supports both long-let and holiday-let demand; yields to be confirmed against current rental evidence.
Owner-occupation — a move-in-ready home inside the world's tallest tower, within an established, fully serviced building.
Secondary-market entry — as a delivered tower, units can be inspected and income assessed before purchase, unlike an off-plan launch.

RISKS & WATCHPOINTS

Secondary-market pricing — pricing is set by individual resellers and varies widely by floor, view and condition; entry points should be verified on current PSF, not indicative figures.
Landmark premium — the Burj Khalifa prices at a premium to surrounding Downtown stock; the entry point should be weighed against that premium.
Service charges — landmark, hotel-serviced towers typically carry higher service charges, which affect net yield.
Age of building — as a tower completed over a decade ago, condition and any refurbishment should be assessed unit by unit.

SOURCES

Emaar — Burj Khalifa Residences floor-plan set (ten two-bedroom Burj Khalifa Suites on levels 91, 104 and 105 of Zone 4, each with unit number, location code, total area in square metres and square feet and room-by-room dimensions) and the Burj Khalifa apartments brochure (828 metres / 2,716.5 ft, over 200 storeys including 158 habitable levels, 57 elevators, 5.67 million sq ft built-up area, world records for tallest free-standing structure, highest occupied floor, highest outdoor observation deck and highest swimming pool on level 76, amenity levels 43, 76 and 77, 3,000 car parking spaces on four levels, the 500-acre Downtown Dubai settlement).
PropSearch — Burj Khalifa project page: https://propsearch.ae/dubai/burj-khalifa (January 2012 completion, Armani Hotel occupying the first 39 floors with 160 guest rooms and 144 hotel residences, one and three-bedroom unit sizes, recent transaction prices and PSF, indicative resale entry price).
Emaar Properties — 2025 revenue and delivery figures.
Dubai Land Department transaction data (Downtown Dubai) — live feed pending.

Location

AREA, COMMUNITY & CONNECTIVITY

Burj Khalifa Residences is in the Downtown Dubai area.

Location record

Area: Downtown Dubai

Area and community are from our own project record, not the DLD register.

Area and community: our own project record. Neither is a survey, and neither is a substitute for your own site visit.

Developer

Emaar

Downtown Dubai

Emaar is the developer of this project in Downtown Dubai. The figures alongside describe Mitchell’s coverage of Emaar on this site and the registered sales behind it, not an assessment of the developer.

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Projects covered

182

Emaar briefs published on this site

Registered sales

From 1 of 182 briefs joined to the DLD register

Developer attribution as stated on this brief. Counts describe what Mitchell’s Realty publishes and, where shown, sales registered with the Dubai Land Department at those projects; they are not a measure of the developer’s wider portfolio or delivery record.

Method & questions

HOW TO READ THIS PAGE

Two different things sit on this page: transaction evidence taken from the Dubai Land Department’s public register, and the mechanics of buying in Dubai. The four notes below explain how the figures were built and what they can fairly be used for.

Registered, not askedEvery Dubai Land Department figure on this page comes from a sale that completed and was entered on the public register. Asking prices, portal listings and developer price lists are excluded: they record what someone hoped for, not what was paid.
Medians, not averagesProject samples are often thin, and a single penthouse or one bulk-discounted floor will pull an average a long way off. The median — the middle transaction — describes the typical unit far more reliably at these sample sizes. The count behind each figure is always shown so you can judge how much weight it deserves.
Sales only“Sales” means arm’s-length sales. Intra-family and other “Gift” transfers are excluded, as are rows registered at zero or nominal consideration, because neither is evidence of a market price.
A dated snapshotThese are a snapshot at the date stated beside them, taken from one extract of the register rather than queried live. A figure for this project quoted elsewhere, or taken from a different extract, may not match what you see here.

Common questions

What does buying off-plan at Burj Khalifa Residences involve?

Off-plan means contracting with the developer before the building is finished. In outline: you reserve the unit, sign the developer’s Sale and Purchase Agreement (SPA), and pay in instalments tied to construction milestones rather than in a single sum at the start.

Buyer payments on an off-plan sale in Dubai are made into a project escrow account regulated under Dubai Law No. 8 of 2007, and are released to the developer against verified construction progress. The developer registers the sale with the Dubai Land Department. The contract is between you and Emaar; we act as broker, not as principal.

What is the 4% DLD transfer fee, and who pays it?

The Dubai Land Department charges a property registration (transfer) fee of 4% of the price recorded on the contract, plus a fixed administrative charge. That is the rate in force as at July 2026. The statutory position splits the fee between buyer and seller; established market practice in Dubai is that the buyer pays the whole 4%.

Developers sometimes offer to absorb part or all of it on off-plan sales. Treat that as real only where it is written into the sale documents, not where it appears in marketing. Budget separately for the registration trustee charge, the Oqood registration fee on off-plan units, and — if you are borrowing — mortgage registration at 0.25% of the loan amount.

What is an Oqood registration, and is it the same as a title deed?

No. Oqood is the Dubai Land Department’s registration system for property that is not yet complete. When you buy off-plan, the developer lodges the SPA through Oqood, your interest is recorded on the interim property register, and you receive an initial registration certificate.

The title deed is a separate and later document, issued once the project is complete and the unit is formally transferred into your name. An off-plan purchase that is never registered leaves you off that interim register, so ask for evidence of Oqood registration once your first payment has cleared.

Can a non-UAE buyer own a unit outright?

In Dubai’s designated freehold areas, yes. Regulation No. 3 of 2006 sets out the areas in which non-UAE nationals may hold freehold title or a long lease; outside those areas ownership is restricted to UAE and GCC nationals. Ownership does not depend on holding UAE residency, and no local partner is required.

Tenure attaches to the plot rather than to a development’s marketing, so confirm what is recorded against the specific unit — freehold or leasehold, and the remaining term if leasehold — before you sign.

What happens at handover?

Once the building is complete and the completion certificate issued, you are called for handover: you inspect the unit (the snagging inspection), the developer addresses the defects listed, you settle the final instalment and any outstanding fees, and the unit is transferred into your name with a title deed issued.

Annual service charges begin at handover. They are levied per square foot at a rate approved by the regulator, so they are a recurring cost rather than a one-off. If you intend to let the unit, allow for the interval between handover and the first tenancy — a vacant unit earns nothing, and gross yield is annual rent measured against the purchase price, before those costs are taken off. Emaar gives completion for Burj Khalifa Residences as Jan 2012; off-plan completion dates can move, and the SPA governs the position.

Where do the Dubai Land Department figures on this page come from?

They are drawn from the Dubai Land Department’s public transaction register — sales actually registered against Burj Khalifa Residences, rather than asking prices, portal listings or developer price lists. They are a dated extract of the register, not a live query: the extract date is printed with the figures, and everything on this page is calculated from that single extract.

The number of sales behind every figure is shown alongside it. A median drawn from a handful of registrations carries far less weight than one drawn from several hundred, and should be read that way.

Who is Mitchell’s Realty, and how are you paid?

Mitchell’s Realty is the trading brand. The RERA-licensed brokerage behind it is The Luxury Real Estate Brokers LLC.

On developer off-plan sales the commission is paid by the developer. On resale transactions the brokerage fee is agreed with you in writing before terms are signed. We will confirm how we are paid on any specific transaction before you commit to it.

Please note. The above is general information about how transactions work in Dubai, not legal, tax or financial advice, and it is not a recommendation to buy. Fee rates, tenure rules and residency requirements change, and your own position may differ. Take your own independent legal and tax advice before you commit to a purchase.

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