CompletedDowntown Dubai

Burj Royale

Burj Royale at Downtown Dubai by Emaar: a 58-storey tower of 1, 2 and 3-bedroom apartments with direct Burj Khalifa and Dubai Fountain views, completed in 2022.

DeveloperEmaar

Entry priceAED 1.95MStarting price as published by the developer

Median registered / sqftAED 3,184Median of 39 DLD sales, Apr 2025 – Sep 2026

CompletedOct 2022Completion date on this brief

CommunityDowntown Dubai

Overview

Project brief

A 58-STOREY TOWER WITH DIRECT VIEWS OF THE BURJ KHALIFA AND THE DUBAI FOUNTAIN

Burj Royale is a residential tower by Emaar in Downtown Dubai, Emaar's flagship district built around the Burj Khalifa, The Dubai Mall, Dubai Opera and Burj Park. The tower is set alongside the Old Town district and Mohammed Bin Rashid Boulevard, and holds 1, 2 and 3-bedroom apartments.

At 58 storeys, Burj Royale was positioned by Emaar as the last residential tower with direct views of the Burj Khalifa and The Dubai Fountain. Its design breaks into two layers — a low-rise, traditional foreground façade transitioning into a contemporary high-rise structure above. Homes are finished with full-height window walls that flood the rooms with daylight and frame the Downtown skyline; the brochure lists a fully equipped gymnasium, a swimming pool set against the backdrop of the Burj Khalifa, barbecue areas and a rooftop observation deck. On the Emaar floor plans, total unit areas run from 581.68 to 792.76 square feet for 1-bedroom apartments, 927.20 to 1,108.57 square feet for 2-bedroom apartments and 1,311.90 to 1,684.98 square feet for 3-bedroom apartments.

Construction ran from February 2019 to October 2022, so the building trades on the secondary market rather than off-plan. Figures below reflect completed-building resale data rather than a developer launch.

Key information

Price, areas, mix & the masterplan

Community: Downtown Dubai
Type: 1, 2 & 3-Bedroom Apartments
Height: 58 storeys
Residential tiers: Podium units and amenities on level 1; Tier 1 levels 2 – 13; Tier 2 levels 14 – 32; service floor level 25; Tier 3 levels 33 – 52; observation deck level 53
Status: Completed / handed over (October 2022)
Indicative resale entry: From approximately AED 1.95 million (1-bed, per PropSearch)

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

UNIT MIX & SIZES

1-BedroomSuite area (sq ft)543.47 – 605.58Balcony / terrace (sq ft)30.78 – 192.89Total area (sq ft)581.68 – 792.76
2-BedroomSuite area (sq ft)858.21 – 964.66Balcony / terrace (sq ft)42.63 – 208.39Total area (sq ft)927.20 – 1,108.57
3-BedroomSuite area (sq ft)1,195.44 – 1,306.63Balcony / terrace (sq ft)73.84 – 378.35Total area (sq ft)1,311.90 – 1,684.98

Areas are taken from the Emaar Burj Royale floor-plan pack, which publishes every layout with its suite, balcony and total area; the pack labels the total column "unit area", and it is suite plus balcony or terrace. All 100 published rows have been checked against their own arithmetic in both units — suite plus balcony equals the total, and square metres times 10.7639 equals square feet. One row is misprinted in the pack itself: a two-bedroom type B2 suite is given as 853.79 sq ft on one page and 889.96 sq ft on another, and both its total (998.24 sq ft) and its metric figure (82.68 sq m) confirm 889.96 is the correct one, so the 853.79 figure is excluded here. The same pack sets out which levels carry terraces and which carry balconies within each tier, so the area a given unit achieves depends on its floor.

THE INVESTMENT CASE

Burj Royale 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.

LOCATION: DOWNTOWN DUBAI, AT THE FOOT OF THE BURJ KHALIFA

Downtown Dubai is Emaar's flagship district, built around the Burj Khalifa, The Dubai Mall, Dubai Opera and Burj Park. Burj Royale sits by the Old Town district and Mohammed Bin Rashid Boulevard, within minutes of The Dubai Mall, the Boulevard's dining, Dubai Opera and the Burj Lake fountain show. The position combines a landmark central address with direct access to the district's retail, dining and cultural anchors.

APPLICABLE STRATEGIES

Buy-and-hold for rental / short-let — a completed Downtown tower at the foot of the Burj Khalifa supports both long-let and holiday-let demand; yields to be confirmed against current rental evidence.
Owner-occupation — a move-in-ready home in Dubai's flagship central district.
Secondary-market entry — as a delivered building, 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 by floor, view and condition; entry points should be verified on current PSF, not indicative figures. A confirmed Burj Khalifa or fountain view carries a premium over other orientations.
Downtown premium — Downtown Dubai prices at a premium to most of the city; the entry point should be weighed against that premium.
Service charges — central, landmark-district towers typically carry higher service charges, which affect net yield.
Supply — Downtown Dubai and the surrounding districts have an active delivery pipeline; concurrent handovers nearby can affect resale and rental pricing.

Location

AREA, COMMUNITY & CONNECTIVITY

DLD register

Burj Royale is in the Downtown Dubai area. The Dubai Land Department register records the nearest metro station, retail centre and landmark against the project — those are the points shown below.

Connectivity schematic

Diagram, not a map. Node positions are for orientation only — they are not to scale, not to bearing, and imply no distance or travel time.

Location record

Area: Downtown Dubai
Nearest metro: Buj Khalifa Dubai Mall Metro Station
Nearest mall: Dubai Mall
Nearest landmark: Downtown Dubai

Area and community are from our own project record, not the DLD register. Each connectivity point is the nearest of its kind recorded against this project in the Dubai Land Department register. The register publishes the name only — no distances or journey times — so none are stated here. We can confirm them in writing on request.

Connectivity points: Dubai Land Department project register. Area and community: our own project record. Neither is a survey, and neither is a substitute for your own site visit.

Location

Burj Royale — Downtown Dubai, Downtown Dubai

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Documents

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Brochure3.70 MB Floor plans5.99 MB

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HOW THIS PRICES AGAINST THE MARKET

Registered evidence · as at 8 Sep 2026

Every figure below is derived from arm’s-length sales registered with the Dubai Land Department — completed transactions, not asking prices. The register was read on 15 Sep 2026. The most recent qualifying sale at Burj Royale is dated 8 Sep 2026. Medians are of AED per square foot across all unit types unless stated otherwise.

Median AED / sqft — Burj Royale against its benchmarks

Burj Royalen = 39 registered sales since Apr 2025

3,184AED / sqft

this project

Burj KhalifaArea median, existing properties · n = 2,202 sales

2,572AED / sqft

+23.8%premium

Premium and discount compare Burj Royale’s median AED/sqft with each benchmark median from the same extract; n is the number of registered sales behind each median. A premium is neither good nor bad in itself — it reflects specification, unit mix, floor level and how recently the sales were registered. Bar length is proportional to the median shown.

Off-plan vs resale

Off-plan

—

No registrations · n not reported

Resale

3,184

AED/sqft median · n = 39

Only resale sales are on the register for this project as at 8 Sep 2026, so no off-plan-to-resale comparison can be evidenced here.

What to watch

Wide price dispersion. Registered prices run from AED 1,493 to AED 5,024 per sqft — a spread of 111% of the median, as at 8 Sep 2026. We have not measured what drives that range for this project; floor, view, layout and unit size are the usual causes and are worth checking unit by unit. The median is not a price guide for any specific unit.
Concentrated unit mix. 51% of registered sales (20 of 39) are 2 bedroom units, so the overall median largely describes that layout. Evidence for the other layouts is thinner and should be read at the bedroom level.
Benchmarks are not like-for-like. The community and area medians cover every building in that boundary — whatever its age, finish, view and unit mix — while the project median covers one scheme. Part of any premium or discount is composition rather than value.
A median is not a valuation. Every figure here is a median of registered AED per sqft across mixed floors, sizes and payment terms, up to 8 Sep 2026. The price of a particular unit can sit well outside it, and none of this constitutes a valuation or investment advice.
Historic evidence, not a projection. These are transactions already completed and registered up to 8 Sep 2026. They describe what buyers paid, not what prices, rents or resale liquidity will do next.

Source: Dubai Land Department (DLD) transaction register, via Mitchell's DLD pipeline. Register read 15 Sep 2026; most recent qualifying sale 8 Sep 2026. Only arm’s-length sales are counted. This section is a summary of registered transaction evidence — it is not a valuation, a forecast, or investment advice.

Market evidence

WHAT BUYERS ARE ACTUALLY PAYING

DLD registerAs at 8 Sep 2026

Independent, registered evidence — not asking prices. Every figure below is drawn from arm’s-length sales at Burj Royale recorded by the Dubai Land Department, taken from a single extract pulled on 15 Sep 2026 and covering sales registered up to 8 Sep 2026: 39 in all, the earliest dated 29 Apr 2025.

Median price / sqft

AED 3,184

Registered DLD sales

Registered sales

Apr 2025 – Sep 2026

PSF range

1,493 – 5,024

Low to high, AED/sqft

Median sale price

AED 2.75M

All unit types

Median AED/sqft by month

17 months · sale counts omitted at this scale

By bedroom count

Beds	Sales	Median size	Median PSF	Median price
1 BR	19	631 sqft	3,150	AED 2M
2 BR	20	991 sqft	3,638	AED 3.70M

Resale secondary market

3,184 AED/sqft

Median of 39 registered sales

Most recent registered sales

12 most recent of 39 on record, to 8 Sep 2026

Date	Beds	Size (sqft)	Price (AED)	AED/sqft
8 Sep 2026	2 BR	1,045	3,900,000	3,733
4 Sep 2026	2 BR	959	4,400,000	4,589
20 Aug 2026	2 BR	936	4,250,000	4,542
18 Aug 2026	1 BR	634	1,950,000	3,077
12 Aug 2026	2 BR	1,045	3,700,000	3,542
24 Jul 2026	2 BR	954	3,050,000	3,196
23 Jul 2026	2 BR	959	4,300,000	4,485
21 Jul 2026	2 BR	936	3,700,000	3,954
7 Jul 2026	2 BR	1,038	2,850,000	2,746
6 Jul 2026	1 BR	629	1,800,000	2,863
23 Jun 2026	1 BR	636	1,950,000	3,066
18 Jun 2026	2 BR	959	3,750,000	3,911

Individual arm’s-length sales as registered with the Dubai Land Department. Sizes are as recorded on the title deed; price is the registered consideration, exclusive of the 4% transfer fee and any agency or developer charges.

Registered DLD transactions for this project. Only arm's-length 'Sales' of homes are counted; intra-family 'Gifts' transfers, zero-price rows, and land, building and villa transfers are excluded. Offices, shops, showrooms and other non-residential units in the same building are also excluded — they price far above the apartments above them and would otherwise set the top of the price-per-square-foot range. Where the register holds the same sale twice, the duplicate is removed before anything is counted. A project is published only once it has at least 30 qualifying sales. Period and bedroom figures are medians of AED per square foot, which are robust to the outliers that skew a mean on a thin sample. Benchmarks are medians over the trailing 12 months for the same area and registration type. This is a dated extract, not a live query: it changes only when the extract is regenerated with `npm run data:dld`. Source: Dubai Land Department (DLD) transaction register, via Mitchell's DLD pipeline. Data as at 8 Sep 2026; extract generated 15 Sep 2026. Past registered prices are evidence of what has been paid, not a forecast of future value.

The developer

Emaar

One of Dubai’s largest and longest-established master developers.

Emaar Properties is the developer behind a substantial share of Dubai’s best-known destinations, including Burj Khalifa and Dubai Mall. It builds at master-community scale — Dubai Hills Estate, Dubai Creek Harbour, Emaar South, The Valley, Downtown Dubai, Emaar Beachfront and Rashid Yachts & Marina among the communities covered on this site — so an Emaar project usually arrives inside an established masterplan with its own retail, schools and parks rather than as a standalone tower.

For an off-plan buyer the relevant question about any developer is delivery: whether the building completes, and roughly when it said it would. Emaar reports a delivery record stretching back to 2002 across Dubai and international markets. That is a measure of scale and history, not a guarantee about any individual project — construction progress, handover timing and specification are confirmed per project on request.

All Emaar project briefs

Residential units delivered

125,600+

Across Dubai and other global markets since 2002 — Emaar Properties press release, 4 March 2026 (emaar.com).

Revenue, 2025

AED 49.6bn

Group revenue as reported by Emaar for the 2025 financial year — Emaar Properties press release, 4 March 2026 (emaar.com).

Both figures are Emaar’s own published statements about its business, carried here as the developer reports them. They are not an independent measurement, an audit, or a forecast, and they describe Emaar as a whole rather than this or any other individual project.

Method & questions

HOW TO READ THIS PAGE

Figures as at 8 Sep 2026

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, stated as at 8 Sep 2026, 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 Royale 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 Royale as Oct 2022; 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 Royale, rather than asking prices, portal listings or developer price lists. The set shown here is stated as at 8 Sep 2026. 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 Commercial Real Estate, and how are you paid?

Mitchell’s Commercial Real Estate is the trading brand of Stephen James Mitchell, RERA-licensed broker BRN 68593.

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.

Small print

Sources, provenance & what is not published

Every figure on this page is traceable

SOURCES

Emaar — Burj Royale floor-plan pack (every published layout with suite, balcony/terrace and total areas, and the tier-by-tier schedule of levels with terraces and balconies including the level 53 observation deck) and the Burj Royale brochure (58-storey height, position by the Old Town district and Mohammed Bin Rashid Boulevard, last residential tower with direct Burj Khalifa and Dubai Fountain views, one, two and three-bedroom mix, gymnasium, swimming pool, barbecue areas and rooftop observation deck).
PropSearch — Burj Royale project page: https://propsearch.ae/dubai/burj-royale (February 2019 construction start and October 2022 completion, recent resale transaction data and indicative resale entry price).
Emaar Properties — 2025 revenue and delivery figures.
Verified 2026-09-08 against Emaar Properties’ own press release, "Strong 2026 Momentum Positions Emaar for Continued Growth Following Record Year" (emaar.com, published 4 March 2026): confirms "record revenue of AED 49.6 billion" for FY2025 and "over 125,600 residential units ... since 2002" — both figures match this page exactly. https://www.emaar.com/en/press-release-listing/strong-2026-momentum-positions-emaar-for-continued-growth-following-record-year
Dubai Land Department transaction register — every registered-sales figure on this page (transaction count, medians, the price-per-square-foot range, the quarterly and monthly trend and the bedroom breakdown), as at 2026-09-04. Arm's-length sales only: intra-family gift transfers, zero-price rows and land, building and villa transfers are excluded, and where the register holds the same sale twice the duplicate is removed before anything is counted. The Downtown Dubai benchmark these figures are compared against is a trailing-12-month median on the same basis. A dated extract, not a live query.

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Project brief

A 58-STOREY TOWER WITH DIRECT VIEWS OF THE BURJ KHALIFA AND THE DUBAI FOUNTAIN

Price, areas, mix & the masterplan

UNIT MIX & SIZES

THE INVESTMENT CASE

LOCATION: DOWNTOWN DUBAI, AT THE FOOT OF THE BURJ KHALIFA

APPLICABLE STRATEGIES

RISKS & WATCHPOINTS

AREA, COMMUNITY & CONNECTIVITY

Location

Brochure, floor plans & project materials

Want the full investor brief?

HOW THIS PRICES AGAINST THE MARKET

WHAT BUYERS ARE ACTUALLY PAYING

Emaar

Got questions?

HOW TO READ THIS PAGE

Common questions

Sources, provenance & what is not published

SOURCES

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