ROI analysis of apartment in Sobha One: DLD data and real deals — 01.01.2026

1. Definition of the area and data structure

Actual location: According to DLD, the SOBHA ONE project is located in Ras Al Khor Industrial First. Transactions for 1-bedroom apartments (1BR) are registered specifically under this area and the SOBHA ONE project.

Database structure: For 1-bedroom apartments in SOBHA ONE, 1,616 sale and purchase transactions have been registered. However, in the rental section for this project and area there is not a single rental contract for 1BR (1 bedroom). Therefore, for rental analysis we rely on averaged figures for all residential properties in Ras Al Khor Industrial First, as only at this level is there a sufficient volume of data (461 contracts).

2. Liquidity of the project and the area

Transaction volume: In 2024–2025 the number of transactions for 1-bedroom apartments in SOBHA ONE is very high (hundreds of deals each quarter). This indicates high liquidity of the project and sustained demand.

Rentals: In Ras Al Khor Industrial First, the number of new residential lease contracts consistently reaches several dozen per quarter, confirming the presence of tenants.

3. Purchase price dynamics

The average price per square meter in SOBHA ONE (1BR) throughout 2024 and the quarters included in the current year remains stable — in the range of 23,600–24,400 AED/m². No significant spikes or drops are observed: growth is within the margin of statistical error.

The dynamics for Ras Al Khor Industrial First almost completely mirror the trend for SOBHA ONE apartments themselves, confirming that this project sets the market benchmark in the area for this segment.

Average price per m² over the last 12 months for 1BR apartments in SOBHA ONE: 24,172 AED.
The area benchmark for the same period is 24,155 AED/m². SOBHA ONE moves in sync with the area; there is no visible marketing premium or discount versus the wider district.

4. Rental rate dynamics and levels

For SOBHA ONE itself there are no 1BR rental contracts (a new, likely off-plan project with sales just launched), so we use the area average. Over the last 12 months, the average rent in Ras Al Khor Industrial First (all residential properties) is 1,037 AED/m² per year.

Rental rate dynamics per m² in the area over the last 2 years: a gradual increase from 873–1,196 AED in 2023; in 2024 values are holding around 965–1,051 AED per quarter. In other words, the rental market is either growing slowly or consolidating at current levels.

5. Comparison of purchase price and rent: yield (ROI) estimates

For SOBHA ONE (1BR) based on sales data, and for the area based on rental data:

– Average purchase price over the last 12 months (SOBHA ONE 1BR): 24,172 AED/m²
– Average rent over the last 12 months (area – due to lack of data for the building): 1,037 AED/m²

Gross yield (ROI):

Calculated gross yield (ROI_brutto) for the area: 4.3% per annum (1,037 / 24,172).
For the specific apartment/building, ROI is not calculated because there are no rental transactions.

Adjustment for transactional and related costs: Deduct the standard 7–8% at entry (DLD, broker, registration, vacancy and other costs).
Net yield (ROI_net) is around 4.0% per annum (calculated as 4.3 / 1.07).

6. Fair price range for an investor targeting 7–8% annual ROI

Given the current yield of around 4.3%, for an investor to reach a 7–8% yield at today’s rental levels, the fair purchase price should not exceed:
— for 8%: 1,037 / 0.08 = 12,960 AED/m²
— for 7%: 1,037 / 0.07 = 14,814 AED/m²

The current average price in SOBHA ONE exceeds this range by 60–85%. To move into a conditionally “investment-fair” zone with a target of 7–8% per annum, the investor would need either a substantial increase in rental rates or a significant market discount on the purchase price.

7. General conclusions on potential

SOBHA ONE is one of the most liquid and in-demand projects in Ras Al Khor Industrial First, but at the moment the developer’s pricing policy does not allow buyers to achieve a high (7–8%) gross rental yield. The current ROI in the area is about 4.3% brutto, which serves as a reference point for this building as well. For an investor in a 1-bedroom apartment (1BR) following a buy-to-let strategy, the potential pass-through yield is comparable to the general level for premium new-build projects, but not achievable at 7–8% if one relies solely on confirmed DLD data. Future investment attractiveness will depend on the dynamics of prices and rental rates once the project is handed over and becomes operational.