Burj Khalifa building guide

Burj Khalifa stands at the centre of Downtown Dubai and defines the surrounding area. While it is best known as the tallest building in the world, it also functions as a fully lived-in address. Homes occupy the same tower as offices, restaurants, a luxury hotel, and public observation decks. These combined uses keep the tower active around the clock.

Key facts

Type of building: Mixed-use tower (residential, hotel, offices, retail)

Location: Downtown Dubai, next to the Dubai Mall and the Dubai Fountain

Number of buildings: 1

Completion year: 2009

Number of floors: 163 above ground

Number of units: More than 1,300

Unit type: Studio, 1BR, 2BR, 3BR, 4BR apartments, sky mansions, penthouses

Developer: Emaar Properties

About the Burj Khalifa developer

Burj Khalifa was developed by Emaar Properties as the flagship project of Downtown Dubai. The tower was designed by the Chicago-based architectural firm Skidmore, Owings & Merrill, with architect Adrian Smith leading the design concept. Construction was carried out by Samsung C&T in partnership with BESIX and Arabtec.

The project was designed to bring together luxury living, tourism, hospitality, retail, and commercial activity within one integrated district. Alongside Burj Khalifa, Emaar also developed nearby landmarks such as Dubai Mall, Dubai Fountain, and large sections of the Downtown Dubai residential neighbourhood.

The company is recognised for delivering premium waterfront and urban communities across the UAE. Dubai Marina, Arabian Ranches, Dubai Hills Estate, and Emaar Beachfront are among its most well-known developments. Buyers interested in similar communities can also explore Emaar off-plan projects in Dubai. Its presence also extends beyond the UAE into international markets across the Middle East, Asia, North Africa, and Europe.

Burj Khalifa infrastructure

Burj Khalifa was engineered to support one of the tallest occupied structures in the world. The tower uses a reinforced concrete core combined with a Y-shaped floor plan, which improves structural stability and wind resistance. The building foundation extends approximately 50 metres underground through a network of bored reinforced concrete piles designed to support the tower’s overall weight.

The tower is supported by a complex infrastructure network that has high-capacity water systems, advanced fire safety systems, backup power, and zoned mechanical floors distributed throughout the structure.

Burj Khalifa also uses one of the world’s most advanced elevator systems for a residential building. Separate elevator zones are designated for residents, offices, hotel guests, and visitors to efficiently manage movement throughout the tower.

Burj Khalifa apartment types & sizes

Source: PropertyMonitor

Burj Khalifa residential layouts by unit type

Burj Khalifa features several residential categories spread across different sections of the tower. Layouts vary based on unit size, floor level, and the type of living experience each section offers.

The Residences: Residential floors of Burj Khalifa

The heart of the tower’s community lives on levels 19 to 108. This section comprises 900 private homes, ranging from studios to massive 4-bedroom apartments. Every room features floor-to-ceiling windows so the city skyline or the ocean is always the backdrop. It is the preferred option for those seeking a prestigious address with a genuine sense of community, high above the city. A large share of the apartments for rent in the Burj Khalifa are in the Residences.

Studio apartments in Burj Khalifa

Studio apartments in Burj Khalifa appeal to professionals and investors seeking a residence in one of Dubai’s most recognised towers. Located within the Residences section, these units feature an open layout in which the living, dining, and sleeping areas share a single space. Interiors feature fitted cabinetry, a modern bathroom, and floor-to-ceiling windows overlooking the Dubai skyline.

1-bedroom apartments in Burj Khalifa

These units suit professionals and couples seeking a prestigious Downtown Dubai address. The layouts include a master bedroom with an en-suite bathroom, a guest powder room, and floor-to-ceiling windows that provide incredible views of the city or the fountains.

2-bedroom apartments in Burj Khalifa

2-bedroom apartments appeal to smaller households and those who require a dedicated home office space. Most layouts feature two master suites with their own bathrooms, a semi-closed kitchen, and a large living area. 

3-bedroom apartments in Burj Khalifa

3-bedroom homes in Burj Khalifa are designed for family living. They come with a maid’s room with a separate entrance, three en-suite bedrooms, and expansive living zones. The corner units are especially sought after for their 270-degree views of both the Arabian Gulf and the Dubai skyline.

4-bedroom apartments in Burj Khalifa

These are high-floor properties that feel more like sky villas. They feature multiple living areas, formal dining spaces, and massive master suites. 4-bedroom units are ideal for those who want a premium amount of space without moving into a full penthouse.

Penthouses in Burj Khalifa

The crown jewels of the tower are the penthouses on the highest residential floors. Many are sold as "shell and core," so owners can build a completely custom home. These units offer the most privacy and the highest 360-degree views available in any residential building globally.

Armani Residences: Branded living in Burj Khalifa

Located on levels 9 to 16, these units offer a branded lifestyle designed by Giorgio Armani. They are part of the hotel project; residents can easily access 24/7 room service, housekeeping, and the hotel's award-winning restaurants.

1-bedroom apartments in Armani Residences

Armani Residences has some of the most spacious 1-bedroom layouts in Downtown Dubai. Each apartment features a master bedroom with a signature Armani/Casa en-suite bathroom, a guest powder room, and a combined living and dining area. The "hidden" kitchen is a standout feature, designed to tuck away behind sleek cabinetry to maintain a clean, minimalist aesthetic when not in use.

2-bedroom apartments in Armani Residences

2-bedroom apartments in Armani Residences feature two large master suites with attached bathrooms finished in stone and silk. The expansive living rooms are framed by floor-to-ceiling windows that follow the building's iconic curves. Residents in these units enjoy full access to the Armani Hotel's world-class facilities, like 24/7 concierge and housekeeping services, as well as priority bookings at the hotel's award-winning restaurants.

Property prices in Burj Khalifa 

As one of the most recognisable residential addresses in the city, Burj Khalifa consistently ranks among the most sought-after locations for properties for sale in Downtown Dubai. Property prices in Burj Khalifa vary by floor level, unit size, interior upgrades, and view orientation. Fountain-facing homes and high-floor residences generally command higher resale values than lower-floor units.

Average apartment price: AED 2,600,000 - 53,000,000

Average price in sq ft: AED 3,122 per sq ft

Average rental price: AED 299,885

Average rent in sq ft: AED 186 sq ft

Source: PropertyMonitor

Burj Khalifa apartment prices have risen from around AED 1,800 per sq ft to above AED 3,000 per sq ft from 2020 to 2026. The market saw strong price growth in 2021 and 2022, followed by periods of moderate price fluctuations. 

Rental rates in Burj Khalifa have also seen an upward trend since 2020, from around AED 100 per sq ft to nearly AED 200 per sq ft by early 2026. Despite minor fluctuations during 2024 and 2025, overall rental values have nearly doubled over the period.

Top real estate agency in Dubai, betterhomes, sees strong buyer and tenant demand for apartments in Burj Khalifa among investors looking for prime Downtown Dubai real estate.

Amenities in Burj Khalifa

The amenity offering is closer in scope to that of a private members' club than to a standard residential building. Many services are hotel-managed, with shared amenities spread across multiple levels.

Parking: Allocated basement parking for residents, controlled guest access, and dedicated spaces for hotel and commercial users.

Elevators: 57 high-speed elevators and 8 escalators supplied by Otis, operating at speeds of up to 10 m/s, with zoned access for residences, offices, hotel guests, and observation decks.

Security & access: 24-hour security staff, CCTV monitoring, keycard-controlled entry, separate residential lobbies, and restricted access to private floors.

Central cooling & maintenance: Central air-conditioning throughout the tower, with on-site teams responsible for HVAC systems, plumbing, electrical services, and shared areas.

Swimming pools: Indoor and outdoor swimming pools for residents, with the outdoor pool on Level 76 recognised as one of the highest in the world.

Gym & fitness: Fully equipped gyms within The Burj Club, separate facilities for men and women, and access to personal training services.

Spa & wellness: Sauna areas, steam rooms, Jacuzzis, and spa treatment rooms operated through The Burj Club and Armani Hotel.

Resident lounges: Sky lobbies and shared lounges on Levels 43, 76, and 123, used for relaxation, reading, or small gatherings.

Dining: At.mosphere on Level 122, one of the world’s highest restaurants, along with Armani-branded restaurants within the Armani Hotel.

Hotel services: Armani Hotel Dubai services for residents, such as housekeeping, concierge support, dining reservations, and spa access.

Event spaces: Level 112 event venue of approximately 990 sq. m; Armani Ballroom; Armani Pavilion near the Dubai Fountain; The Lounge; Burj Khalifa; and At.mosphere for private dining and events.

Retail & convenience: Gourmet convenience store within the tower, plus direct indoor access to Dubai Mall.

Recreation: Tennis courts, library spaces, landscaped terraces, and quiet seating areas across shared levels.

Burj Khalifa proximity & connectivity

As Burj Khalifa is located in the centre of Downtown Dubai, residents have direct access to some of the city’s most visited destinations and business districts.

Lifestyle and nearby attractions around Burj Khalifa

Living in the Burj Khalifa places residents within walking distance of Dubai’s most famous dining, retail, and entertainment attractions. The area features iconic landmarks such as the Dubai Opera, Souk Al Bahar, Burj Park, the Dubai Fountain, and The Dubai Mall. The community is renowned for its luxury hotels like the Armani Hotel, The Palace Downtown, and the Address Downtown.

Beyond world-class tourism, the neighbourhood offers a lifestyle filled with everyday conveniences and specific wellness options. Residents have access to premium cafés like HALFCUP Business Bay and La Farine, high-end fitness studios such as THE LAB STUDIOS and The Burj Club, and Spinneys and Carrefour supermarkets. 

The area features multi-screen cinemas and exclusive nightlife venues. Specific hotspots, such as 1OAK and Vault, are located inside the JW Marriott Marquis in Business Bay, while other entertainment venues are situated throughout Downtown Dubai. The district operates at a high energy level throughout the day, driven by global tourists, corporate professionals, and long-term residents.

Burj Khalifa is a popular choice among tenants comparing apartments for rent in Downtown Dubai due to its central location and extensive amenities.

Is Burj Khalifa right for you?

Living in Burj Khalifa has its perks, along with a few trade-offs that come with its scale and status. Buyers looking to buy flat in Dubai view it as a long-term luxury real estate investment in Downtown Dubai. The location, views, and service-led setup appeal to many, while the level of activity and shared spaces may not suit everyone.

Pros of living in Burj Khalifa

• Iconic global landmark and prestigious address
• Direct connection to Dubai Mall
• Wide range of apartment sizes and layouts
• Hotel-style services and amenities
• Strong demand from end users and investors
• Freehold ownership for eligible foreign buyers

Cons of living in Burj Khalifa

• Higher service charges compared to standard residential towers
• Tourist activity around observation decks
• Limited sense of neighbourhood compared to low-rise communities

Buyers exploring apartments for sale in Burj Khalifa consider long-term value and prestige, while tenants are drawn more by convenience and proximity to work. Reading updates across  Dubai real estate blogs can help clarify these market dynamics before making a decision. Agents at betterhomes assist buyers and tenants in identifying apartments in Burj Khalifa that match their budget, preferred layout, and day-to-day requirements.