If you’re looking at Burj Khalifa properties, you’re not just browsing apartments – you’re exploring one of the most prestigious addresses on the planet. Whether you want a trophy home in the sky, a high-ROI investment in Downtown Dubai, or a branded residence with hotel-style services, Burj Khalifa offers a very specific, very rare slice of the Dubai property market.

This guide walks you through everything you need to know about Burj Khalifa apartments for sale: types of units, prices, investment potential, lifestyle, and how to choose the right property in the world’s tallest tower and its immediate precinct.

Why Burj Khalifa properties matter in the Dubai market

Burj Khalifa isn’t just tall; it’s the anchor of Downtown Dubai – a 500-acre master development often described as the “Centre of Now.” The tower rises more than 828 metres, with around 200 floors and about 160 habitable levels, housing a mix of residential units, offices, the Armani Hotel, Armani Residences, At.mosphere restaurant and the At The Top observation decks.

For you as a buyer or investor, that means two things:

• Unrepeatable scarcity: there is only one Burj Khalifa – you can’t replicate its height, views, or global brand.
• Durable demand: the combination of Guinness World Records, Dubai Mall, Dubai Fountain and Dubai Opera at your doorstep keeps this micro-location permanently in the spotlight.

Location: Burj Khalifa in the heart of Downtown Dubai

Burj Khalifa sits at the centre of Downtown Dubai, surrounded by the city’s most visited attractions and high-end real estate.

From your front door, you’re within a short walk (or even direct access) to:

• Dubai Mall and Fashion Avenue – luxury retail, entertainment, fine dining.
• Dubai Fountain – nightly shows on Burj Lake right at the tower’s base.
• Dubai Opera and the Opera District – cultural and performing arts hub.
• Sheikh Mohammed bin Rashid Boulevard – cafés, restaurants, galleries and vibrant public spaces.

In terms of connectivity, you’re between Sheikh Zayed Road and Financial Centre Road, with quick access to Business Bay, DIFC and the wider city. That centrality is exactly why Burj Khalifa apartments consistently appeal to executives, expats, and international tenants who want to live in the middle of everything.

Types of Burj Khalifa properties you can buy

When people say “Burj Khalifa apartments for sale,” they usually mean the residential units in the tower itself – but the wider Burj Khalifa precinct also includes branded residences and ultra-luxury homes directly associated with the landmark.

Burj Khalifa Residences: core apartments in the tower

The main residential zone, often listed simply as “Burj Khalifa apartments,” occupies roughly floors 19 to 108 and offers around 900 centrally air-conditioned units.

Typical configurations include:

• Studio apartments – compact, open-plan spaces ideal as a pied-à-terre, executive crash pad or investment unit.
• 1-bedroom apartments – for singles or couples who want more separation between living and sleeping areas.
• 2-bedroom apartments – very popular with small families and investors; many layouts include a study or maid’s room.
• 3-bedroom apartments – larger family homes with generous living areas and premium views.
• 4-bedroom apartments – some of the biggest standard layouts, often on higher floors with panoramic skyline, sea or full fountain views.

Features that consistently stand out in listings:

• Floor-to-ceiling windows framing skyline, sea or Dubai Fountain views.
• Spacious layouts with studies, maid’s rooms, and multiple bathrooms.
• High-floor units (above the 80th, 95th or 100th floor), marketed for their “skyline luxury” and iconic vistas.
• No-pillar living rooms in some units, creating unobstructed open-plan spaces.

If you’re focused purely on living in the world’s tallest tower, these are the Burj Khalifa residences you’ll be looking at first.

Armani Hotel & Armani Residences: branded lifestyle inside the tower

Lower and mid-levels of Burj Khalifa are home to the Armani Hotel Dubai and Armani Residences – a niche within Burj Khalifa real estate that targets buyers who want hotel-style living with a fashion brand attached.

Key points if you’re considering Armani Residences for sale in Burj Khalifa:

• Designer interiors and furnishings curated by Giorgio Armani.
• Direct access to 5-star hotel services: housekeeping packages, room service, concierge, spa and fine dining outlets.
• Strong appeal to international tenants and short-stay guests, which can support premium rental rates and robust yields when regulations and building policies permit.

These units tend to be more lifestyle- and prestige-driven than the “standard” Burj Khalifa apartments, but they also carry strong branding that helps with long-term liquidity.

The Residence | Burj Khalifa: ultra-luxury homes in the precinct

Closely linked to the tower, The Residence | Burj Khalifa is an ultra-luxury development created by Emaar just minutes from the main skyscraper. It directly overlooks Burj Khalifa and Dubai Fountain and connects to Dubai Mall and Fashion Avenue.

What makes The Residence different:

• Only about 33 apartments, with 3 units per floor – very low density and high privacy.
• Vast sizes, typically around 4,000 to 8,000 sq ft – more like villas in the sky than typical Downtown Dubai apartments.
• Each apartment features a maid’s suite in the building core, emphasising family living and service accommodation.
• Interior design focused on “inspired elegance,” “modern finesse” and “urban chic and modernity,” with top-tier finishes throughout.

If you’re looking for ultra-luxury, family-friendly Burj Khalifa residences for sale rather than a compact city apartment, The Residence is where you’ll find the largest, most exclusive units associated with the tower.

Penthouses, serviced & off-plan angles

While not as widely advertised as standard units, you’ll occasionally see niche offerings like:

• Burj Khalifa penthouses for sale – rare, expansive high-floor or top-floor layouts.
• Serviced hotel apartments and branded Armani Residences units.
• Off-plan apartments or phases within the broader Burj Khalifa district (particularly linked to The Residence or new Downtown launches).

These can offer different entry points, payment plans, or positioning compared with the established secondary market in the main tower.

Burj Khalifa apartment prices and market metrics

Because Burj Khalifa properties sit at the very top of the Downtown Dubai market, prices per square foot and total ticket sizes are substantially higher than average apartments near Dubai Mall or in neighbouring towers.

Average price and price per square foot

Based on recent aggregate portal data for Burj Khalifa apartments:

• Average price per sq ft: around AED 3,132.
• Average unit price: about AED 6,317,649.
• Year-on-year price per sq ft: roughly +2.07%.
• Year-on-year average price: approximately +8.19%.
• Average gross rental yield: close to 5.83%.

These are broad averages across different unit types, floors and view categories, but they give you a sense of the level you’re entering at versus other Downtown Dubai properties.

Typical sale prices by unit type

Indicative Burj Khalifa apartment prices, based on common listing ranges:

• Studio apartments: from about AED 1,100,000 (true entry-level for the tower).
• 1-bedroom apartments: typically around AED 1.8M–2M+, depending on size and view.
• 2-bedroom apartments: commonly AED 3.5M up to 10M+; prime fountain or sea-view 2-beds can cross the AED 10,000,000 mark.
• 3- & 4-bedroom apartments: firmly in the multi-million range; large four-bedroom Burj Khalifa units with premium views can reach or exceed AED 20–30M.

You’ll regularly see listings at price points like AED 2.03M, 3.49M, 8.5M, 21M, 30M – reflecting how broad the spectrum is from smaller furnished apartments to the most exclusive high-floor properties.

When you’re comparing, remember you’re paying for three things at once: height, address and view. That’s why two similar-sized apartments can have very different asking prices.

Is buying a Burj Khalifa apartment a good investment?

For many buyers, Burj Khalifa investment property is both an emotional decision and a rational one. You’re buying an iconic address, but you also want to know if the numbers make sense.

Prime, high-demand location

Downtown Dubai is one of the most visited neighbourhoods in the world, and Burj Khalifa sits at its epicentre. Direct adjacency to Dubai Mall, Dubai Fountain and Dubai Opera ensures a constant flow of tourists, business travellers and affluent residents.

From an investor’s perspective, that translates into:

• Consistent demand for high-end residential units.
• Resilient occupancy, even through market cycles.
• Strong resale liquidity for well-positioned apartments.

Global icon & prestige factor

Burj Khalifa’s status as the world’s tallest building and a global icon means it attracts a specific buyer profile: high-net-worth individuals who want a trophy asset in Dubai. Many already own homes in multiple cities and see Burj Khalifa as a symbolic addition to their portfolio.

That prestige culture supports long-term values because the buyer pool is less price-sensitive and more focused on rarity, floor level and view.

Rental yield and ROI potential

With an average gross yield of roughly 5.83%, Burj Khalifa stands out in the global context for prime, ultra-luxury real estate. In many mature markets, comparably iconic addresses deliver far lower rental returns.

Potential strategies you might consider:

• Long-term leasing to executives, corporate tenants and affluent families, delivering stable, predictable income.
• Short-term or holiday rentals (where regulations and building rules allow), especially for high-floor, fountain-view or Armani-branded units, to push effective yields higher.
• Hybrid “lifestyle + investment” approach, where you use the property part of the year and rent it out the rest.

Because the tower is a year-round tourist and business hotspot, Burj Khalifa apartments tend to offer more consistent occupancy than speculative off-plan projects in less established communities.

Capital appreciation & resale prospects

Year-on-year data shows positive growth in both average prices and price per square foot for Burj Khalifa properties. More importantly, supply is permanently capped: there is a finite number of apartments in the tower and a very limited number at The Residence Burj Khalifa.

Within that limited stock, certain units have particularly strong long-term appeal:

• Very high-floor apartments with unobstructed skyline or sea views.
• Full fountain-view units facing Burj Lake and Dubai Fountain.
• Corner layouts, biggest layouts, and “no-pillar” living spaces.
• Branded Armani Residences and ultra-large The Residence apartments.

If you focus on those kinds of units, you’re more likely to benefit from strong resale value and capital appreciation over the long term.

Lifestyle & amenities: what it’s like to live in Burj Khalifa

Owning an apartment in Burj Khalifa is as much about the experience as the bricks and mortar. The building and its immediate surroundings are designed to deliver a complete luxury lifestyle.

Wellness, pools and fitness facilities

Residents benefit from access to world-class wellness facilities, including:

• Fully equipped fitness centres and gyms.
• Indoor and outdoor swimming pools and jacuzzis.
• Health clubs and spa facilities, especially within the Armani Hotel and nearby 5-star hotels.

If you’re used to high-end buildings in other global cities, the scale and quality of amenities at Burj Khalifa stack up very favourably.

Sky lobbies, lounges and social spaces

One of the unique aspects of Burj Khalifa living is the network of sky lobbies at various elevations. These are elevated communal spaces where you can:

• Relax in private lounges with dramatic city views.
• Host events or entertain guests away from the bustle of the public observation decks.
• Enjoy a sense of vertical community with other residents.

Combined with restaurants such as At.mosphere on the 122nd floor, you get a vertical urban lifestyle that’s difficult to replicate anywhere else.

Concierge, valet and security

Given the calibre of residents and the global attention the building receives, security and service levels are extremely high:

• 24/7 concierge services to handle bookings, deliveries, guests and daily tasks.
• Valet parking, especially important in a central district with heavy visitor traffic.
• Advanced, impenetrable security systems and trained staff ensuring privacy and peace of mind.

If privacy, discretion and a controlled environment are priorities for you or your tenants, Burj Khalifa is specifically built with that in mind.

Iconic views and unique high-rise experiences

From many apartments you’ll enjoy:

• Panoramic Dubai skyline and boulevard views.
• Full fountain views over Burj Lake and Dubai Fountain.
• On clear days, long-range sea views and horizons across the Arabian Gulf.

The tower’s incredible height also creates some quirky lifestyle details: residents on the highest floors see sunset approximately four minutes later than people at ground level, and during Ramadan, residents above around the 80th floor are advised to break their fast slightly later to reflect the delayed sunset at altitude.

Who typically buys Burj Khalifa apartments?

When you look at Burj Khalifa properties for sale, you’re very much in a specialist buyer market. Typical segments include:

• Global high-net-worth individuals looking for an iconic trophy home in Dubai.
• Regional and international investors using Burj Khalifa as a blue-chip anchor asset in their Dubai portfolio.
• Executives and entrepreneurs who want walking access to Downtown Dubai and short commutes to DIFC and Business Bay.
• Lifestyle and prestige buyers for whom owning a Burj Khalifa apartment is a matter of status and personal satisfaction.

If you see real estate partly as an emotional purchase and partly as capital allocation, Burj Khalifa sits right at the intersection of those two motivations.

Practical guide to buying a property in Burj Khalifa

Because of the price points and building-specific details, buying in Burj Khalifa requires a slightly more nuanced approach than picking a standard Downtown apartment.

Budgeting and service charges

For initial budgeting, plan around:

• Entry-level budgets from roughly AED 1.1M for studios.
• Realistic budgets in the multi-million dirham range for 1- to 2-bedroom apartments.
• Significantly higher allocations for large 3- and 4-bedroom or ultra-luxury The Residence Burj Khalifa units.

On top of your purchase price, factor in premium service charges. Maintaining the world’s tallest tower – with multiple pools, sky lobbies, hotel interfaces and high-end facilities – naturally costs more than an average residential building in Dubai. As an owner, those fees are part of what preserves the building’s standard and long-term appeal.

Choosing the right unit: floor, view, layout

Inside the tower, not all apartments are equal. Key variables that affect value and livability include:

• Floor level: high-floor apartments (often marketed above the 80th, 95th or 100th floor) command a premium for jaw-dropping skyline views and their rarity.
• View type: full fountain view, sea view, boulevard or skyline views. Fountain and open skyline views usually attract the highest demand.
• Layout: presence of maid’s rooms, study rooms, extra bathrooms, and whether living areas have columns/pillars or are fully open-plan.
• Furnishing and upgrade level: standard vs. upgraded, designer-furnished (especially Armani) vs. unfurnished units.

When you’re shortlisting, it’s worth comparing price per square foot within the tower by floor and view to understand whether a particular unit is truly priced competitively.

Mortgage and payment plans for Burj Khalifa apartments

Most Burj Khalifa transactions on the secondary market are standard freehold resales, so you can typically finance them with a mortgage, subject to UAE regulations and your eligibility. For off-plan residences within the broader Burj Khalifa precinct (such as phases of The Residence Burj Khalifa), developers may offer structured payment plans that spread out the cost through construction and handover.

The larger and more premium the unit, the more carefully you’ll want to structure financing, especially if you’re targeting specific yield levels or planning to hold as a long-term investment property.

Planning your rental and exit strategy

Before you buy, decide how you intend to use the property:

• Owner-occupied: focus on lifestyle factors: floor, view, layout, and how often you’ll use the property.
• Long-term rental: prioritise unit types and views that are consistently in demand – typically 1- and 2-bedroom apartments with good views and efficient layouts.
• Short-term/holiday rental: check building rules and local regulations; high-floor, fountain-view and branded units often perform best here.

On the exit side, remember that Burj Khalifa resale apartments with rare characteristics (very high floors, best layouts, panoramic fountain or sea views) usually maintain stronger demand over time, making it easier to sell at attractive valuations when you decide to cash out.

How Burj Khalifa compares to other Downtown Dubai properties

When you’re evaluating whether to buy a flat in Burj Khalifa tower or look at nearby Downtown Dubai apartments, it helps to be clear on what you’re paying the premium for.

• Height & views: no other tower gives you the same combination of altitude, skyline, sea and fountain vistas.
• Prestige factor: owning in Burj Khalifa is a “matter of prestige” in a way that few other addresses worldwide can match.
• Mixed-use integration: direct or immediate access to Dubai Mall, Armani Hotel, At.mosphere and At The Top observatory all in one vertical ecosystem.
• Price point: you’ll find cheaper apartments in Downtown and neighbouring areas like Business Bay – but if your primary objective is maximum space per dirham, Burj Khalifa isn’t the right benchmark. It’s about iconic living rather than “cheap” or “affordable” apartments.

In other words, Burj Khalifa real estate sits at the top of a pyramid. If that’s the segment you want to be in, it’s difficult to substitute with any other tower.

Key takeaways if you’re considering Burj Khalifa properties

• Burj Khalifa offers around 900 residential units across studios to 4-bedroom apartments, plus branded Armani Residences and ultra-luxury homes at The Residence | Burj Khalifa.
• Average prices are around AED 6.3M and AED 3,132 per sq ft, with studios starting near AED 1.1M and prime large units reaching AED 20–30M+.
• Average rental yields around 5.8% and steady year-on-year price growth make Burj Khalifa a compelling long-term investment property in the luxury segment.
• Location in the heart of Downtown Dubai – right next to Dubai Mall, Dubai Fountain and Dubai Opera – underpins constant demand from both tenants and end users.
• World-class amenities, impenetrable security, concierge and valet services, plus unmatched skyline and fountain views, deliver a lifestyle that very few addresses worldwide can rival.

If you’re ready to move beyond browsing listings and actually narrow down the best Burj Khalifa apartments for sale for your goals – whether that’s a high-yield investment, a second home in Dubai, or a once-in-a-lifetime primary residence – the next step is to get specific about your budget, preferred unit type, and ideal floor and view, and then work through the available options in this truly one-of-a-kind tower.