1. Definition of the area and data structure
Actual location: according to DLD, Milos by Karma is located in Wadi Al Safa 5, within the Dubai Land Residence Complex master project. This is confirmed by a sample of transactions: these are exactly the values that define the property’s location for all market comparisons and calculations.
At the moment, there is no separate reliable DLD statistics for Milos by Karma itself — neither for sales nor for studio rentals. Therefore, the analysis is carried out at the area/master-project level (Wadi Al Safa 5, Dubai Land Residence Complex), where the sample size is large and representative.
2. Historical volumes and liquidity
The studio segment in Wadi Al Safa 5 shows very high market activity. Over the last 12 months, around 980 studio sale transactions were recorded in this area in the most recent quarter alone, and in previous quarters there have been hundreds of deals each quarter. A nearly identical scale is observed for rental contracts (more than 500 new studio lease agreements per quarter). This underlines the high market liquidity and stable demand from both buyers and tenants of small apartments.
3. Price and rental dynamics
Over the past two years, studio prices have grown significantly. In Q1 2023, the average price per square metre was around AED 7,150, while now it is about AED 16,050. This more than twofold increase in just over two years indicates strong investment activity and the attractiveness of the segment.
Studio rents have also increased over the last year: by 2025, the average annual rent reached approximately AED 935 per square metre per year, compared to AED 660–740 at the beginning of 2023.
4. Current market indicators
Average figures for the last 12 months in Wadi Al Safa 5 (studio):
– Purchase price: about 16,050 AED/m².
– Annual rent: around 935 AED/m².
All subsequent calculations are tied to these figures, since there is no separate DLD statistics for Milos by Karma itself.
5. ROI and fair price for an investor
Based on these levels, the annual gross yield (ROI) is approximately 5.8% (935 / 16,050). Taking into account initial costs (around 7%, including commissions and registration), the net yield is estimated at about 5.4–5.5%.
For an investor targeting a yield of 7–8% per annum, the “fair price” range for purchasing a studio at these same rental levels would be:
– Not higher than 13,400 AED/m² (for 7%)
– Not higher than 11,700 AED/m² (for 8%)
The current average market level is 17–25% above these ranges, which indicates an inflated relative purchase price at current rental rates.
6. Outlook and conclusions
The studio segment in Wadi Al Safa 5 is highly liquid; the sharp price growth in recent years, combined with consistently strong rental demand, supports developer activity and investment interest. However, the current price-to-rent ratio does not allow an investor to achieve the desired 7–8% annual yield without a significant discount to the prevailing market price.
Investments in studios in this area at current levels are best suited to those who are counting on further capital appreciation and value flexibility with rentals (liquidity is not an issue). For a long-term conservative investor, more “market-aligned” entry prices are required.
There is no separate DLD statistics for Milos by Karma (studios) either for sales or for rentals, so all indicators are benchmarked to the area and master-project level.
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