ROI analysis of apartment in Aykon City: DLD data and real deals — 12.01.2026

1. Definition of the area and data structure

Actual location: According to the open DLD database, the AYKON CITY building is formally classified as being in the Business Bay district. All sale transactions in the database (including both marketing and legal name variations — “AYKON CITY”) are recorded under this district.

Transaction structure and data volume:
– A total of 923 transactions have been registered across the entire AYKON CITY project, of which 369 transactions are for studios (0BR).
– In Business Bay the overall number of transactions is very high (over 57,000), which ensures the relevance of comparative analysis.
– There is currently no rental data (official DLD contracts) specifically for AYKON CITY studios at the time of analysis. To study rental trends, we use data for the Business Bay district.

2. Transaction dynamics and sale prices

Transaction frequency for the building (studio):
– In 2020, transactions started to be registered from Q1. From 2022 there was a strong increase in activity, with a peak in 2022 and a slowdown in 2023–2024 (but transactions are still ongoing to this day).

Dynamics of average price per m² (studio, AYKON CITY):
– During 2020–2021 the average price per m² ranged from 16,500 to 25,000 AED/m².
– From 2022 to 2024 there has been a stabilisation at around 19,800–23,500 AED/m².
– Over the last 12 months (based on current data) the average transaction price per m² for studios in AYKON CITY is 19,042 AED/m².

Comparative dynamics of average price per m² (studio, Business Bay):
– In Business Bay, for studios (with similar filters by size and price), the average price per m² is higher, from 21,000 to 29,000 AED/m² in 2023–2024.
– Over the last 12 months the average studio transaction in Business Bay stands at 27,911 AED/m².
– Thus, AYKON CITY is currently selling at around 30% below the district level.

3. Rental and yield analysis

No data on actual rental rates for studios in AYKON CITY has been found in the DLD database (there is not a single recorded rental contract for this building and unit type). To estimate yield, we have to rely on average rental rates for the Business Bay district.

Dynamics of average rent per m² (studio, Business Bay):
– In 2020–2021 the average rate was in the range of 870–1,050 AED/m²/year.
– In 2022 there was a gradual increase, followed by a rapid rise to 1,500–1,650 AED/m²/year by 2023 and onwards.
– Over the last 12 months the average district rental rate for studios is 1,600 AED/m²/year.

ROI and fair price range
– At a purchase price of 19,042 AED/m² (AYKON CITY 12‑month average) and a district rental rate of 1,600 AED/m²/year, the theoretical gross yield (ROI_brutto) would be 8.4% per annum (1,600 / 19,042).
– If we take the current Business Bay price level (27,911 AED/m²) as a reference, ROI falls to 5.7%.

Adjustment for transaction costs (DLD, broker, other — in total ~7% of the deal amount):
– The expected net yield (ROI_net) for AYKON CITY (assuming the district rental rate) decreases to 7.8–7.9% per annum.
– For purchases at the prevailing district market level, the yield will be even lower (5.3–5.4%).

The “investment‑fair price range” for a target yield of 7–8% per annum is defined as:
– Lower bound: 1,600 / 0.08 ≈ 20,000 AED/m²
– Upper bound: 1,600 / 0.07 ≈ 22,860 AED/m²

The average actual transaction price in AYKON CITY falls within this range, while a typical transaction in Business Bay lies outside it (more expensive).

4. Liquidity and outlook

– The asset and the district are highly liquid: studio transactions have been recorded every quarter over the past 4 years, and rental contracts are being signed in large numbers across Business Bay.
– The 3–5 year dynamics for AYKON CITY show volatility, but recently there has been a trend towards stabilisation with a slight decline.
– The average studio price in the building is significantly below the district market, which may be attractive for an investor.
– At current building price levels, ROI is noticeably higher than the district average: if you manage to rent at the average district rate, the theoretical gross yield is around 8.4%, and net yield is about 7.8%.

Conclusion: Studios in AYKON CITY are currently trading significantly below the average market level for Business Bay. Provided district rental rates and long‑term liquidity are maintained, this situation is attractive for an investor targeting a 7–8% annual yield. However, the absence of confirmed rental contracts for this specific building in the DLD database is an additional risk factor, and the actual achievable yield may differ from the calculated figures based solely on the district average rate.