What is the price per sqft in Bluewaters Residences?

Recent recorded closings in Bluewaters Residences sit around a median of AED 2,782 per sqft (Bluewaters Island). REAISALE labels the building STRONG on its six-factor Intelligence Score.

What is the service charge in Bluewaters Residences?

The latest service charge is ~AED 23 per sqft per year, up 5% year-on-year, placing it in the 58th percentile citywide (lower is cheaper for owners).

How quickly do units resell in Bluewaters Residences?

Median days-on-market for resales in Bluewaters Residences is about 90 days.

Building DNA · BLUEWATERS ISLAND

Bluewaters Residences, decoded.

Five years of transfers, service-charge drift, stack-level price spread, and the facts that matter before you pay for a view.

DNA v1.0 · UPDATED 21 May 2026 · GSTSTRONG5 active listingsResale median ~90d

Read the 3-min Memo Request a discreet introduction

One analyst. One thread. No agent race.

We don't recommend Bluewaters Residences if your mandate is —

Cluster premium derives from Ain Dubai + JBR-connectivity + island F&B. Any of those weakening materially compresses cluster pricing. Buyers underwriting capital-preservation under multiple cycle scenarios should accept JBR conventional waterfront risk instead — same physical location, no destination-elastic premium.
The 25-35% cluster premium over JBR absorbs the gross-yield math. Pure-yield buyers should look at JBR conventional waterfront for better cash-on-cash on a long-hold basis. (Note: this does NOT apply to short-stay rental-pool buyers — see deep brief.)
Bluewaters Residences is NOT branded — Meraas operates the cluster but does not brand individual residences. Buyers who specifically want a branded-residence product should look at the Caesars tower on the same island, or pivot to Address-branded inventory elsewhere.

Honest no-go is the platform's default. If your mandate isn't listed, this building may still warrant a closer look — request the memo or reach out for a discreet introduction below.

Is Bluewaters Residences a good investment in 2026?

Generally yes, for the right mandate. Bluewaters Residences is a single-cluster destination play — 5 buildings on a Meraas-built island anchored by Ain Dubai + JBR connectivity. The premium isn't building-level; it's island-access, and the entire artifact teaches when destination-driven pricing holds vs when it breaks. Caveat — avoid if your mandate is capital preservation (destination-driven risk): Cluster premium derives from Ain Dubai + JBR-connectivity + island F&B. Any of those weakening materially compresses cluster pricing. Buyers underwriting capital-preservation under multiple cycle scenarios should accept JBR conventional waterfront risk instead — same physical location, no destination-elastic premium.

“Bluewaters Residences is a single-cluster destination play — 5 buildings on a Meraas-built island anchored by Ain Dubai + JBR connectivity. The premium isn't building-level; it's island-access, and the entire artifact teaches when destination-driven pricing holds vs when it breaks.”— REAISALE Building DNA, Bluewaters Residences

Bluewaters Residences — key numbers

REAISALE verdict: STRONG
Median closing price / sqft: AED 2,782
Service charge / sqft / yr: AED 23 (+5% YoY)
Resale velocity (median days on market): 90 days
Active tracked listings: 5
Completed · developer: 2018 · Meraas

REAISALE internal model + public records. A screening read, not an appraisal or financial advice.

BUILDING DNA BLUEWATERS-RESIDENCES · v1.0UPDATED 21 May 2026 · GSTCONFIDENCE: MEDIUM-HIGH

Price

MEDIUM-HIGH

Liquidity

MEDIUM

Service Charge

MEDIUM-HIGH

Confidence reflects data quality, not deal quality. A medium-high Price confidence with a low overall verdict still means REAISALE wouldn't buy. The full methodology lives at /methodology.

Same data. Three depths. Choose what your day allows.

Five lines. The fastest honest read on this building.

Five-tower mixed-use cluster on Meraas's Bluewaters Island, handed over 2018, anchored by Ain Dubai (world's tallest observation wheel).
Direct pedestrian-bridge connection to JBR + The Walk; the cluster acts as a single destination, not as discrete tower inventory.
Three numbers that matter today: ~AED 2,750/sqft median asking · service charge ~AED 23/sqft/year · median days-on-market ~85.
Why now: only post-Ain-Dubai-handover waterfront cluster in this part of Dubai; supply pipeline at this position is capped to existing inventory plus 1 known future Caesars-branded launch.
Why not now: destination-driven pricing is demand-elastic to tourist flow + Ain Dubai operational status; if Ain Dubai sees prolonged closure or maintenance, the cluster's primary anchor weakens.

Closed in this building — last 5

Last 5 recorded closings, not a selected sample. The %-vs-asking column shows the negotiation gap between published list price and actual closed price.

Date	AED/sqft	Price AED	vs asking	Days on market
12 May 2026	2,820	3.68M	-4%	78
04 Apr 2026	2,680	2.45M	-6%	96
28 Feb 2026	2,920	5.18M	-3%	64
17 Jan 2026	2,710	3.34M	-7%	112
04 Dec 2025	2,780	4.09M	-5%	88

Service charge — 5-year trajectory

The largest unwelcome cost most new Dubai buyers don't price in. We publish it because the listing portals structurally don't.

Trending · +10% / 3y

20212022202320242025

Latest year

AED 23/sqft/yr

YoY change

+4.5%

5-year cumulative

+15%

Citywide percentile

58th

mid-range

What this means for buyers: trajectory is modestly above flat. Acceptable but worth tracking on annual re-publication.

Comparable buildings

Neighbouring buildings on the same normalised AED/sqft axis. The rationale below each comp explains why it's in the set.

Bluewaters Residences· subjectAED 2,782/sqft

Subject building — the one this page is about.

Caesars Palace Bluewaters DubaiAED 3,950/sqft

Same-island branded comp; benchmarks the in-cluster brand premium at ~40% over the non-branded inventory. Strongest evidence that the cluster premium is real.

Palm TowerAED 3,950/sqft

Cross-cluster destination-thesis comp from the REAISALE library. Different submarket, similar destination-driven premium structure. Read the artifact for the parallel framework.

JBR RimalAED 1,850/sqft

JBR mid-tier waterfront with restaurant promenade — slightly above Sadaf, still well below Bluewaters. Confirms the cluster-premium magnitude.

JBR SadafAED 1,750/sqft

JBR conventional mid-tier waterfront — lower-bound anchor showing the destination-premium gap. ~35-40% below Bluewaters Residences on equivalent floors.

Medians are district-aggregate approximations from DLD public records. Within-building stack dispersion typically widens these ranges 15-25% top-to-bottom.

One named expert — available on request

We're onboarding the first named partner for Bluewaters Residences. Until that introduction is ready, request the IC-grade Memo by email — a named REAISALE reviewer will reach out within 2 business days and walk you through the building before any partner conversation.

What you get with the memo

· One IC-grade memo on Bluewaters Residences — thesis · comps · risks · action
· A Deal Passport reference code (DP-XXXX) that travels with your inquiry
· One named expert when ready — never more than one at a time
· Mute or rotate any time. We never sell your details.

Request the introduction I'm a broker — apply for this slot

One named expert. No race. No spam. Cancel in one tap.