Top Dubai Branded Residences: How’s Their ROI in 2025?
Hotels used to just sell rooms, developers just built homes. Now, you can get a luxury apartment with all the perks of a five-star hotel experience. In Dubai’s packed luxury real estate scene, branded residences stand out as they’re tied to reputable hotel brands. This gives developers a huge edge when selling Dubai luxury apartments to buyers who looking for something beyond your typical high-end homes.
While it’s a huge draw for investors, are they really holding up their value better? Do these Dubai luxury apartments actually delivering on their promises?
Let’s dive in and help you decide if they’re worth your investment.
Top Branded Residences in Dubai
Below is a snapshot of Dubai’s top branded residences, ranked by average property price, and includes key metrics like price per sqft and annual price change.
| Location | Developer | Brand | Avg Price (AED)* | Avg Price / Sqft (AED) | Avg Price / Sqft (1 Yr)* | ||
|---|---|---|---|---|---|---|---|
| 1 | Bulgari Lighthouse | Jumeirah Bay Island | Meraas | Bulgari | 100,933,333 | 12,046 | 6.22% |
| 2 | Orla by Omniyat | Palm Jumeirah | Omniyat | Dorchester Collection | 41,270,323 | 7,301 | 2.56% |
| 3 | Atlantis the Royal | Palm Jumeirah | Kerzner International | Atlantis Resorts | 34,924,000 | 10,412 | 18.29% |
| 4 | Armani Beach Residences | Palm Jumeirah | Arada | Armani Group | 38,078,333 | 7,688 | -3.57% |
| 5 | Six Senses Residences | Palm Jumeirah | Select Group | Six Senses | 31,851,492 | 7,089 | 16.95% |
| 6 | Bugatti Residences | Business Bay | Binghatti Properties | Bugatti Automobiles | 27,849,630 | 5,322 | -26.62% |
| 7 | Burj Binghatti Jacob & Co | Business Bay | Binghatti Properties | Jacob & Co | 8,414,054 | 2,382 | 3.68% |
| 8 | Palazzo Versace | Al Jaddaf | Enshaa | Versace | 8,272,779 | 2,207 | 17.47% Rental Yield: 5.98% |
| 9 | Address Residences Dubai Opera | Downtown Dubai | Emaar | Address Hotels | 5,705,392 | 4,106 | 2.86% |
| 10 | Kempinski Residences The Creek | Al Jaddaf | Swiss Property | Kempinski Hotels | 5,441,111 | 3,147 | 3.64% |
| 11 | Beachgate by Address | Palm Jumeirah | Emaar | Address Hotels | 4,932,205 | 3,891 | -4.65% |
| 12 | St Regis The Residences | Downtown Dubai | Emaar | St. Regis | 4,353,936 | 3,151 | -2.36% |
Brand recognition doesn’t guarantee investment success in Dubai’s luxury real estate. When execution falls short or brands lack local relevance, even prestigious names can underperform. Here are key investment insights to navigate this market.
Key Takeaways for Investors
1. Focus on Brand-Developer Synergy
Choose projects where both the brand and developer have a strong, relevant track record in luxury real estate. Even if the brand name is impressive, avoid overhyped or poorly executed projects.
2. Location, Location, Location
Focus on established, high-demand areas with proven resale and rental demand.
3. Check Historical Price Trends
Look at 1-year price changes and rental yields to gauge momentum. Avoid projects with persistent negative growth unless there’s a clear turnaround story.
4. Assess Unique Value Propositions
A growing trend in luxury real estate is “hospitality” branded residences that use a hotel’s name or a designer’s aesthetic, but offer none of the actual hotel services. Make sure it’s not just a branded name tag. For a residence to be truly “hospitality branded,” service is essential. Without it, you’re just paying for a name tag, not the lifestyle or benefits that should come with it.
Tip: Projects with unique amenities, services, or lifestyle offerings tend to outperform generic luxury real estate.
5. Evaluate Supply Pipeline
Be cautious if many similar Dubai luxury apartments are launching in the same area, as oversupply can hurt prices.
6. Understand End-User Appeal
Properties that appeal to both investors and genuine end-users (for lifestyle or long-term luxury living) are more resilient.
Questions to Consider:
It’s smart to go through the Sales and Purchase Agreement (SPA) carefully, but keep in mind there is also the underlying “Hotel Management Agreement.” That’s the contract that lays out how the hotel brand will actually run the building, take care of the facilities, and even how you’ll get to use your own place as an owner.
1. Who Controls the Building’s Lobby and Common Areas?
The brand or developer usually controls these areas, not the owners, to maintain standards.
2. Can I Opt Out of Any Services Charges?
Find out what are the mandatory and what are optional services. Services (like cleaning, concierge, and maintenance) may be bundled into the service charges and are not optional, especially if the residence is operated as part of a hotel or offers hotel-style amenities.
3. Can I List My Unit on Airbnb or Other Short-Term Rental Platforms?
Dubai law permits short-term rentals, but many branded residences (especially those linked to hotels) has restrictions or outright bans on Airbnb listings to avoid competition with the hotel’s own operations and to protect the brand’s standards.
4. Can I Use my Unit as a Permanent Residence or Only as a Vacation Home?
Most branded residences can be used as a full-time home, but some hotel-linked projects may have restrictions.
5. Can I Rent it out?
Branded residences tend to command higher resale values and attract affluent tenants, but operational restrictions may affect your flexibility as an owner.
Bottom Line
Investors pay a premium (often 25–35%) for branded residences expecting exclusive services and amenities. If these aren’t delivered, the premium is unjustified. Without genuine added value, you’re left with an ordinary property with a fancy label.
Branded residences can offer strong returns, but performance can varies based on brand strength, location, developer reputation, and market timing. You’re also not just buying an apartment, you’re buying into a business model with lots of rules, so be sure you understand what you are investing within those constraints.
