All units are freehold and available to foreign buyers. Prices start from around AED 1.54 million for a studio and reach AED 55 million or more for the top-tier units.
Most people visit the Burj Khalifa for a few hours. Over a thousand people live there. They wake up every morning inside the world’s tallest building, watch the Dubai Fountain from their window every evening, and commute to Dubai Mall through a private underground tunnel without ever going outside.
This guide covers everything about living in the Burj Khalifa. You will find the latest sale and rental prices sourced from Dubai Land Department data, a full breakdown of the real annual costs beyond the purchase price, information on who the notable owners are, and a step-by-step guide to buying a unit for yourself.
Does the Burj Khalifa Have Residences?
Yes. The Burj Khalifa has two distinct residential products inside the building. The first is The Residence at Burj Khalifa, which covers floors 19 to 108 and holds over 900 private apartments. The second is the Armani Residences on floors 9 to 16, which has 144 units personally designed by Giorgio Armani.
Both products are freehold, meaning foreign buyers from any country can purchase and fully own a unit. There is no requirement to be a UAE resident or citizen to buy. This makes the Burj Khalifa one of Dubai’s most accessible luxury real estate investments for international buyers.
The two products serve different types of buyers. The Residence floors offer a wider range of unit sizes and price points across a larger floor range. The Armani Residences offer the Armani/Casa design aesthetic with optional access to Armani Hotel services, at a premium. For everything about the building overall, our guide to Burj Khalifa: The World’s Tallest Building covers it in full.
Types of Residential Units: What Can You Buy or Rent?
The Residence at Burj Khalifa (Floors 19 to 108)
The main residential section spans floors 19 to 108 and covers studios, one-bedroom, two-bedroom, three-bedroom and four-bedroom apartments. Unit sizes run from 546 square feet for a studio up to over 7,000 square feet for the largest four-bedroom units. Every apartment has floor-to-ceiling windows, a smart home system, high-end kitchen appliances, and finishes that match the prestige of the address.
The higher the floor, the wider the view and the higher the price. Units on floors 80 and above look out over the full Dubai skyline, the Arabian Gulf coastline, and on a clear day, the desert stretching inland for kilometres. Lower floors offer city views that are still exceptional by any standard outside this building.
There is one detail about the upper floors that surprises most people. During Ramadan, residents living above floor 80 break their fast approximately four minutes later than the rest of Dubai. The building is so tall that the sun sets later when viewed from those heights than it does at street level. It is a small but genuinely unique feature of life at the top of the world’s tallest building. For a full breakdown of every floor and what sits at each level, see our Burj Khalifa floors guide.
Armani Residences (Floors 9 to 16)
The 144 Armani Residences on floors 9 to 16 are a separate product from the main residential floors. Giorgio Armani personally designed every unit using Armani/Casa furnishings, fabrics, and finishes. Residents on these floors have the option to access certain Armani Hotel services including concierge, housekeeping, and restaurant access, though this comes at an additional cost.
The Armani Residences are generally priced at a premium over comparable-sized units on the main residential floors because of the design pedigree and hotel service access. They are particularly popular with buyers who want both a primary residence and the option to use hotel services without moving to a different building.
Burj Khalifa Apartment Prices for Sale in 2026
All prices below are sourced from Dubai Land Department (DLD) transaction data published by Bayut, Emirates Estate, and Metropolitan Premium Properties. These figures reflect actual completed transactions, not just listing prices.
Burj Khalifa — Sale Prices by Bedroom Type
| 🛏️ Unit Type | 💰 Avg Price (AED) | 💵 Avg Price (USD) |
|---|---|---|
| Studio | AED 1,540,000 | USD 419,500 |
| 1-Bedroom | AED 2,190,000 | USD 596,500 |
| 2-Bedroom | AED 3,800,000 | USD 1,035,000 |
| 3-Bedroom | AED 5,630,000 | USD 1,533,000 |
| 4-Bedroom | AED 21,730,000 | USD 5,917,000 |
| 🏆 Top-Tier Penthouse | AED 55,000,000+ | USD 14,980,000+ |
The average transaction price across all unit types over the past 12 months is AED 6,376,720, based on DLD confirmed data. Prices have increased approximately 8% over the past six months, which is above the average appreciation rate for the broader Downtown Dubai market.
The full listing range currently on the market runs from AED 2.5 million for smaller available units up to AED 30 million for larger premium listings. Off-market transactions for penthouse and top-floor units regularly exceed these figures.
Price in Indian Rupees (INR)
A significant portion of Burj Khalifa buyers are Indian nationals, making INR pricing a practical reference. Using the current exchange rate of approximately AED 1 to INR 22.5:
Burj Khalifa — Sale Prices in Indian Rupees (INR)
| 🛏️ Unit Type | ₹ Approx Price (INR) |
|---|---|
| Studio | INR 3.5 crore |
| 1-Bedroom | INR 4.9 crore |
| 2-Bedroom | INR 8.6 crore |
| 3-Bedroom | INR 12.7 crore |
| 4-Bedroom | INR 49 crore+ |
| 🏆 Top Penthouse | INR 120 crore+ |
Exchange rates move daily. Always confirm the current AED to INR rate at the time of your transaction. For reference on what the height of these apartments translates to in physical terms, our Burj Khalifa height guide has all the numbers.
Burj Khalifa Apartment Rent Prices in 2026
Annual Rental Rates
Renting in the Burj Khalifa is available on annual leases. Based on current listings across Bayut and Property Finder, here are the annual rental ranges.
Burj Khalifa — Annual Rental Prices
| 🛏️ Unit Type | 💰 Annual Rent (AED) | 💵 Annual Rent (USD) |
|---|---|---|
| 1-Bedroom | AED 160,000 – AED 200,000 | USD 43,500 – USD 54,500 |
| 2-Bedroom | AED 220,000 – AED 350,000 | USD 59,900 – USD 95,300 |
| 3-Bedroom | AED 400,000 – AED 600,000 | USD 109,000 – USD 163,000 |
These figures are for unfurnished units. Furnished apartments rent at a premium of 15% to 25% above the unfurnished rate. Units with direct fountain views command the highest rents within each bedroom category.
Short-Term and Daily Rental
The Burj Khalifa has an active short-term rental market. Private owners list units on Airbnb, Booking.com, and specialist Dubai holiday home platforms. Daily rates for a one-bedroom unit typically run from AED 1,200 to AED 2,500 per night, depending on the floor level, view, and season.
Monthly furnished rentals are also available starting from around AED 25,000 per month for a one-bedroom unit. These are popular with executives on short assignments in Dubai and high-net-worth travellers who want more space and privacy than a hotel. The three factors that affect your rent most are floor level, whether your windows face the fountain or the city, and whether the unit is furnished. For a closer look at the observation deck experience inside the building, see our At The Top Burj Khalifa guide.
The Real Cost of Living in the Burj Khalifa: Beyond the Purchase Price
A lot of buyers focus on the purchase price and overlook the ongoing costs. At the Burj Khalifa, those ongoing costs are significant and worth understanding before you commit.
Service Charges
Service charges at the Burj Khalifa run between AED 60 and AED 70 per square foot per year. For a 1,500 square foot apartment, that works out to between AED 90,000 and AED 105,000 in service charges per year alone, which is AED 7,500 to AED 8,750 per month. This covers the maintenance and operation of all shared facilities including the pools, gyms, lifts, concierge, security, and common areas.
Monthly Living Cost Breakdown
On top of the service charge, residents pay their own utility bills. DEWA (Dubai Electricity and Water Authority) bills for a Burj Khalifa apartment typically run between AED 1,500 and AED 3,000 per month depending on unit size and usage. Internet packages start from AED 300 to AED 500 per month. Parking is allocated to residents at no additional cost: standard units get one space and larger units get two. Adding these together, the realistic monthly overhead for a resident beyond rent or mortgage is between AED 12,000 and AED 15,000.
Buying Costs
When purchasing a unit, the Dubai Land Department (DLD) charges a transfer fee of 4% of the purchase price. On a AED 2.19 million one-bedroom apartment, that is AED 87,600. Agent fees are typically 2% of the purchase price paid by the buyer, adding another AED 43,800. The DLD also charges an admin fee of AED 580. For a full understanding of who owns and runs the building that houses your investment, see our Burj Khalifa owner guide.
Investment Returns: Is Buying in the Burj Khalifa Worth It?
The numbers make a strong case for the Burj Khalifa as an investment. The current rental yield is 6.01% according to TopLuxuryProperty data, with some sources citing up to 6.3% for well-positioned units. That compares favourably to the 2% to 3% yield typical of prime London or New York real estate.
Over the past 12 months, DLD data recorded 131 completed apartment transactions in the building. Prices are up approximately 8% over the past six months and approximately 11% over the past decade. The building cannot be replicated or expanded. There are no new floors being added and no equivalent building going up next door. That scarcity is a genuine long-term price support that most other real estate investments do not have.
Buyers who purchase at AED 2 million or above also qualify for the UAE 10-year Golden Visa through the property investment route. This gives the buyer and their immediate family long-term UAE residency rights, which adds a non-financial benefit that many international buyers specifically target. The fountain that residents see from their windows every evening is covered in our Burj Khalifa Fountain Show guide.
Who Owns Apartments in the Burj Khalifa?
Who Owns 22 Flats in the Burj Khalifa?
Multiple news sources and real estate publications have reported that Mukesh Ambani, chairman of Reliance Industries and one of the wealthiest people in the world, owns a significant number of units in the Burj Khalifa. Reports across Indian financial media and international property publications have cited figures ranging from 19 to 22 units. Emaar Properties does not publicly disclose the ownership records of individual units, so the exact figure has not been officially confirmed. The reports are widely cited but should be treated as unverified.
Other Notable Reported Owners
Shah Rukh Khan, one of Bollywood’s most recognised actors, has been widely reported in Indian media to own a unit in the Burj Khalifa. As with the Ambani reports, Emaar does not confirm individual ownership records. Various Gulf royal family offices, sovereign wealth fund-linked entities, and international private investors from India, Russia, the United Kingdom, China, and Saudi Arabia are among the most significant buyer groups according to real estate agents active in the Downtown Dubai market.
Who Typically Buys Here
The typical buyer falls into one of three categories. The first is ultra-high-net-worth individuals who want the address and are indifferent to the ongoing costs. The second is professional investors who buy purely for the rental yield and capital growth.
The third is owner-occupiers who live in Dubai full-time and want the combination of a trophy address, excellent amenities, and proximity to the city’s commercial centre. For the world-record restaurant that sits on floor 122 of the same building, see our Atmosphere Burj Khalifa guide.
Resident Amenities: What Do You Get as a Burj Khalifa Resident?
Living in the Burj Khalifa comes with access to a set of facilities that most buildings in the world cannot match. Here is what residents actually use on a daily and weekly basis.
Burj Club
The Burj Club is the residents’ health and leisure facility located on the lower floors of the building. It includes a rooftop swimming pool, a fully equipped gym, a spa, a BBQ area, and the Speedo Swim Squads swimming academy for children. The Burj Club also hosts a popular weekend BBQ brunch that residents and their guests can attend.
Sky Lobbies on Floors 43 and 76
The sky lobbies at floors 43 and 76 are transfer floors in the elevator system that also serve as resident amenity levels. Each sky lobby has a swimming pool, Jacuzzi, gym equipment, and a resident lounge area. These facilities are exclusively for residents on the floors served by each sky lobby zone and are not accessible to hotel guests or the general public.
Burj Khalifa Residence Lounge
The Residence Lounge is an exclusive amenity for Burj Khalifa residential unit owners and tenants. It is separate from all public areas, hotel facilities, and the observation deck experience. The lounge provides a private space for residents to meet guests, hold informal meetings, or simply use as a quiet space away from the building’s busier public sections. Access requires a building resident card.
Other Resident Facilities
Beyond the pools, gym, and lounge, residents have access to a library, a cigar lounge, a gourmet convenience market inside the building, dedicated meeting rooms, and a 24-hour concierge team. Children’s play areas are located in Burj Park at the base of the building. Tennis courts are available in the same park. All of this is connected to Dubai Mall via a private underground tunnel that residents use without going outside, which is particularly valued in the summer months. For details on the hotel that shares the building’s lower floors, see our Armani Hotel Dubai guide.
Burj Khalifa Residence Address and Entrance
Official Address
The official address of the Burj Khalifa residences is 1 Sheikh Mohammed Bin Rashid Boulevard, Downtown Dubai, United Arab Emirates. This is the same address as the building overall and is one of the most recognised postal addresses in the world. Mail and deliveries for residents are handled through a dedicated concierge system on the ground floor.
Residence Entrance
The residence entrance is completely separate from the At The Top observation deck entrance in Dubai Mall and the Armani Hotel lobby entrance. Residents use a dedicated ground-floor entrance on the exterior of the building, accessed directly from street level. This entrance requires a building access card or security clearance. Visitors coming to see a resident must be pre-registered with building security before they arrive. Walk-in access is not permitted.
The residence entrance is not signposted for the general public and is easy to walk past if you do not know where to look. It sits on the ground level exterior of the building on the side facing away from the main Dubai Mall foot traffic. For step-by-step directions to all entrances including the residence entrance, our how to get to Burj Khalifa guide covers every access point.
How to Buy an Apartment in the Burj Khalifa: Step by Step
Buying in the Burj Khalifa follows the same process as any freehold Dubai property purchase, but the due diligence steps matter here because prices are high and available units are limited.
How to Buy a Property in Burj Khalifa — Step by Step
Set Your Budget & Unit Type
Decide on studio, 1-bed, 2-bed, or larger. Factor in the 4% DLD fee, 2% agent fee, and first year of service charges on top of the purchase price. 💡 This typically adds 8%–10% to your total upfront cost.
Engage a RERA-Registered Agent
Use a RERA-registered agent who specialises in Downtown Dubai and Burj Khalifa listings. Recommended firms include Luxhabitat, Metropolitan Premium Properties, Bayut, and Aqua Properties.
View Available Listings
Most units are listed on Bayut, Property Finder, and specialist agency websites. Some of the best units are sold off-market — another reason to use a specialist agent who knows the building’s ownership community.
Make an Offer & Sign the MOU
Once price is agreed, both parties sign a Memorandum of Understanding (MOU). The buyer pays a 10% deposit into a secure escrow account at this stage.
Apply for a No Objection Certificate (NOC)
The seller applies to Emaar Properties for an NOC confirming no outstanding charges or disputes on the unit. ⏱️ This typically takes 5 to 10 working days.
Transfer at the Dubai Land Department (DLD)
Both parties attend the Dubai Land Department offices to complete the transfer. The buyer pays the 4% transfer fee + AED 580 admin charge. The title deed is issued in the buyer’s name on the same day.
Receive Your Credentials
After the title deed is issued, the building management registers your ownership and issues your resident access card and parking allocation.
For cash purchases, the full process from offer to title deed typically takes 30 to 60 days. Mortgage purchases take longer due to bank processing time. UAE banks typically require a 25% deposit from buyers, with non-residents sometimes required to put down 30% to 35%.
What Is It Like to Actually Live in the Burj Khalifa?
Day-to-day life in the Burj Khalifa is quieter than most visitors expect. The residential floors are well-insulated from the tourist activity that happens in the building’s lower and public sections. Residents on the middle and upper floors rarely encounter tourists in their day-to-day movement through the building.
The address does something that no marketing material can fully explain. When you tell people where you live and what their reaction is, it creates a social and professional impression that no other address in Dubai generates. Real estate agents who regularly work with Burj Khalifa residents consistently describe it as the most recognised residential address they deal with in any market globally.
The fountain show visible from the western-facing windows of the building plays every evening from 6:00 PM. Residents on those floors watch it from their own living rooms without buying a ticket or walking to a viewing spot. Over time that becomes simply what happens in the background of your evening, which is one of those things that sounds impressive in theory and turns out to be equally impressive in practice after years of living there. The film connection that has made the building even more famous globally is covered in full in our Tom Cruise Burj Khalifa article.
The Bottom Line
Over 1,000 people live inside the world’s tallest building. Studios start from AED 1.54 million and the top units exceed AED 55 million. Rental yields run at around 6%, which is above average for prime global real estate. Prices have risen 8% in the past six months and the building cannot be expanded or replicated.
The ongoing costs are real and significant. Service charges alone run to AED 90,000 to AED 105,000 per year for a mid-sized unit. Factor those in honestly alongside the purchase price before you make a decision.
For investors, the combination of strong yield, consistent capital appreciation, scarcity of supply, and global name recognition makes this one of the most defensible luxury real estate positions in Dubai. For owner-occupiers, no other address in the city gives you the same combination of amenities, location, and social capital. Engage a RERA-registered agent who specialises in Downtown Dubai and access the current listings through Bayut or a specialist agency to see what is available right now.
Frequently Asked Questions
1. Does the Burj Khalifa have residences?
Yes. The Burj Khalifa has over 900 residential apartments across floors 19 to 108 and 144 Armani Residences on floors 9 to 16. All units are freehold and available to foreign buyers from any country. The residential sections are completely separate from the hotel, offices, and public observation areas.
2. How much does it cost to live in the Burj Khalifa?
Purchase prices start from around AED 1.54 million (USD 419,500) for a studio and reach AED 55 million or more for top-tier units. Annual rent for a one-bedroom starts from AED 160,000. On top of rent or mortgage, residents pay service charges of AED 90,000 to AED 105,000 per year for a 1,500 square foot unit, plus utility bills and living expenses.
3. What is the price of a flat in the Burj Khalifa in Indian Rupees?
Using the current exchange rate of approximately AED 1 to INR 22.5, a studio starts from around INR 3.5 crore, a one-bedroom from INR 4.9 crore, a two-bedroom from INR 8.6 crore, a three-bedroom from INR 12.7 crore, and a four-bedroom from INR 49 crore. Top penthouse units exceed INR 120 crore. Always confirm the current exchange rate at the time of your transaction.
4. Who owns 22 flats in the Burj Khalifa?
Multiple Indian financial and property publications have reported that Mukesh Ambani, chairman of Reliance Industries, owns a significant number of units in the Burj Khalifa with figures between 19 and 22 cited across different reports. Emaar Properties does not confirm individual ownership records, so the exact number has not been officially verified. Shah Rukh Khan has also been widely reported in Indian media to own a unit in the building.
5. How much is Burj Khalifa apartment rent per day?
Daily rates for short-term rentals in the Burj Khalifa run from AED 1,200 to AED 2,500 per night for a one-bedroom unit, depending on the floor level, fountain view, and season. Units are available through Airbnb, Booking.com, and specialist Dubai holiday home platforms. Monthly furnished rentals start from around AED 25,000 per month.
6. What is the Burj Khalifa Residence Lounge?
The Residence Lounge is an exclusive amenity available only to Burj Khalifa residential unit owners and tenants. It is located inside the building and is completely separate from all public areas, hotel facilities, and the observation deck experience. Residents use it as a private meeting space, a guest reception area, or a quiet lounge away from the building’s public sections. Access requires a resident building card.
7. Can foreigners buy an apartment in the Burj Khalifa?
Yes. All Burj Khalifa residential units are freehold, which means any foreign national from any country can purchase and fully own a unit without needing UAE residency. The buying process follows the standard Dubai freehold property purchase procedure through the Dubai Land Department. Buyers who purchase at AED 2 million or above also qualify for the UAE 10-year Golden Visa through the property investment route.
