# Bayfancy Residence as an investment: the rent each home has to earn

> At today's starting prices a Bayfancy 1+1 needs about MVR 18,750 a month in rent to earn a 6 per cent gross return, and a 3+1 about MVR 36,150. Here is how that compares with what homes in Hulhumalé are asking, and what else to weigh.

Source: Maldives Real Estate News, published by Binga Properties. URL: https://news.binga.mv/bayfancy-as-an-investment
Published: 2026-10-18T04:59:23.228Z · Updated: 2026-10-18T05:05:48.908Z · Event date: 2026-10-18

The simplest way to judge a home bought to let is to ask: **what rent must it earn?** For Bayfancy we can answer that from the developer's own starting prices.

## The rent each layout needs

| Layout | From (Sept 2026) | Rent for a 6% gross return | Rent for 7% |
|---|---|---|---|
| 1+1 | MVR 3.75 million | MVR 18,750 a month | MVR 21,875 |
| Two-bedroom | MVR 5.06 million | MVR 25,300 | MVR 29,517 |
| 2+1 | MVR 6.42 million | MVR 32,100 | MVR 37,450 |
| 3+1 | MVR 7.23 million | MVR 36,150 | MVR 42,175 |

These are **gross** figures: before service charges, furnishing, empty months and repairs.

## What homes are asking today

Binga's October 2026 Market Index gives a feel, though the samples are small:
- In **Hulhumalé Phase 1**, three-bedroom homes asking in rufiyaa had a median of **MVR 39,000 a month** (seven homes).
- In **Phase 2**, Binga had only two homes to let this month, both asking in dollars: a one-bedroom at **USD 1,600** and a two-bedroom at **USD 2,200**.

On those figures the larger Bayfancy layouts look closest to the mark. A 3+1 needs around MVR 36,000 for 6 per cent, close to what established three-bedrooms ask in Phase 1. The two-bedroom is harder: it needs more than MVR 25,000 a month to reach 6 per cent.

## What else to weigh

- **No rent until mid-2027.** Handover is expected on 30 June 2027. Money paid now earns nothing until then, and the date has moved before.
- **A premium building.** A full amenity floor, smart-home systems and a butler service may justify a higher rent, and they will certainly mean a higher service charge. Get the figure first.
- **A newer neighbourhood.** Phase 2 rents will depend on how quickly the area around Lot 20092 fills in.
- **Furnishing.** The higher rents in the index are mostly for furnished homes.

## Our read

Bayfancy is priced as a premium building, so the numbers work best for an owner who can let it as one. Think furnished, to corporate tenants or relocating families, at the top of the Hulhumalé range. Run your own sums for a specific unit with your financing costs before you buy. This is market commentary, not financial advice.

See [units and prices](/bayfancy-units-and-prices) and [the full timeline](/bayfancy-residence-the-full-story).

## Sources
- bayfancy.com/news ("Journey to Handover – Episode 08", 13 September 2026: starting prices) (https://bayfancy.com/news ("Journey to Handover – Episode 08", 13 September 2026: starting prices))
- news.binga.mv/market/2026-10 (Maldives Real Estate News Market Index, October 2026: asking rents for homes available through Binga; Hulhumalé Phase 1 three-bedrooms in rufiyaa, 7 homes, median MVR 39,000 a month; Hulhumalé Phase 2, one one-bedroom at USD 1,600 and one two-bedroom at USD 2,200) (https://news.binga.mv/market/2026-10 (Maldives Real Estate News Market Index, October 2026: asking rents for homes available through Binga; Hulhumalé Phase 1 three-bedrooms in rufiyaa, 7 homes, median MVR 39,000 a month; Hulhumalé Phase 2, one one-bedroom at USD 1,600 and one two-bedroom at USD 2,200))
- bayfancy-progress-september-2026.vercel.app/ (expected handover 30 June 2027) (https://bayfancy-progress-september-2026.vercel.app/ (expected handover 30 June 2027))

Binga Properties is a real-estate concierge; it may represent homes and developments mentioned here.