ROI analysis of apartment in Seagate: DLD data and real deals — 02.12.2025

1. Area definition and data structure

Actual location: According to the DLD database, Seagate (filtered by project_name_en = ‘Seagate’) is officially classified as being in the Madinat Dubai Almelaheyah district and is located within the Mina Rashid master project. All further district-level comparisons are therefore made with Madinat Dubai Almelaheyah, and all master-project comparisons are made with Mina Rashid.

2. Sales volume and structure (according to DLD_transactions)

For 2-bedroom apartments in Seagate, 239 transactions have been registered (property type: Residential Flat). Quarterly transaction volumes show that active sales started in 2022; the strongest spikes were recorded in Q2 and Q4 2022, as well as in Q2 and Q3 2024 (to date).

Quarterly dynamics of the average price per square metre for Seagate (2-bedroom):

2022 — range of 17,333–19,843 AED/m², with the main transaction volume in H2 (56 and 100 deals).
2023 — average values fluctuated between 17,043 and 19,524 AED/m².
2024 — growth in the average price: 20,518 AED/m² in Q1, 19,663 AED/m² in Q2, and a notable jump to 24,683 AED/m² in Q3.

For comparison, across the Mina Rashid master project (2-bedroom units), the average deal level over the last four quarters exceeds 21,000–27,000 AED/m², and in certain quarters of 2025 even higher values are recorded due to the effect of highly liquid new launches.

The average price per m² in Seagate over the last 12 months (based on current transactions) is 21,626 AED/m².
For Mina Rashid this benchmark is significantly higher — 31,494 AED/m² (over the last 12 months).

3. Rental market (according to DLD_rent_contracts)

As of now, there are no active rental contracts (authorised in DLD) directly for Seagate. There is also no data for 2-bedroom apartments within the Mina Rashid master project. Therefore, it is not possible to calculate yield for the building or the master project — the annual rental level cannot be reliably assessed based on confirmed DLD contracts.

However, in the Madinat Dubai Almelaheyah district more than 8,000 rental contracts have been recorded for residential properties overall. The average annual rental rate per m² in the district over the last 12 months amounted to 1,553 AED/m² (aggregated across all types of residential apartments).

The district’s quarterly dynamics over the last 3 years show stable rents in the 600–800 AED/m² range up to the end of 2023, followed by a noticeable increase in a number of quarters in 2024–2025. In particular, there were some isolated high values, likely associated with premium new lease contracts (possible individual outliers).

4. Comparison of Seagate with the district, ROI and fair price

Level comparison: the actual average price per m² in Seagate (21,626 AED/m², last 12 months) is lower than across the entire Mina Rashid master project (31,494 AED/m²); the aggregated rental level in the district is significantly lower, which may be due to the dominance of older housing stock in Madinat Dubai Almelaheyah.
The current rental benchmark for Madinat Dubai Almelaheyah does not reflect the real picture for Seagate, since there are no confirmed DLD rental data for the building (most likely due to its recent completion and a low share of secondary leasing).
ROI calculation (gross yield): is only valid at the district level and gives around 7.2% per annum at entry (1,553 / 21,626). However, such a calculation does not reflect the actual parameters of a product like Seagate, as the structure and price positioning of the district differ significantly from the premium Mina Rashid master project and the new Seagate building.

5. Liquidity assessment, conclusions and outlook

In terms of sales volume, Seagate is one of the most liquid new buildings in Mina Rashid, with a consistently strong demand trend for 2-bedroom apartments, including over the last 12 months.
The growth in the average price per m² in 2024 reflects both the general market trend for new premium waterfront stock and the effect of Seagate moving into the handover and resale phase.
The absence of rental contracts in DLD indirectly confirms a focus on the end-user segment and/or a prolonged key handover process with a low share of mid-term rentals.
The calculated fair price range per 1 m² for an investor targeting a 7–8% annual yield (based only on the district level) is from 19,413 to 22,186 AED/m²; the actual average deal level in Seagate (21,626 AED/m²) falls within the upper part of this range, although the surrounding district may be a less representative benchmark for this building.

As a result, Seagate confirms its status as a liquid premium-segment product, but an investor targeting a 7–8% annual yield based on actual DLD contracts should be prepared for the absence of guaranteed rental and the need for an individual assessment of achievable rental rates in practice (potentially above district averages). Over a 3–5 year horizon, the district’s prospects are assessed positively against the backdrop of continued price growth dynamics in new projects.