1. Definition of the area and data structure
Actual location: According to the DLD database, PLATINUM RESIDENCE 1 is located in the Nadd Hessa area within the Silicon Oasis master project. The building was unambiguously identified by its exact name. For the analysis, only 1-bedroom apartments (1BR) were selected; the sales sample includes 92 transactions for the available period. This area is characterized by a high transaction volume and stable activity in the secondary market.
2. Sales: dynamics, average price, area benchmark
Transactions for 1-bedroom apartments in the building have been recorded since 2020, and the transaction volume and quarterly breakdown are sufficient to form a confident view of the dynamics. In 2020–2021, the average price per square meter in the building ranged between 5,200–6,400 AED/m². After 2022, growth is observed: by mid-2023 the price level stabilized in the 6,400–7,500 AED/m² range, and over the last 12 months the average price reached 8,680 AED/m². Peak values reached approximately 8,900 AED/m².
For comparison: the average price for all 1-bedroom apartments in Nadd Hessa over the same period is significantly higher — around 12,800 AED/m² over the last 12 months. This indicates that PLATINUM RESIDENCE 1 is trading at a noticeable discount (~32%) to the area’s average market level.
3. Rentals: level, dynamics, distribution
According to DLD, there are no valid rental contracts for 1-bedroom apartments either in the building itself or across the entire Silicon Oasis master project: no valid contracts were found under these filters. This is typical for new buildings where the rental market is only starting to develop or is not yet fully reflected in the database (for example, during off-plan key handover).
Therefore, rental and yield analysis has to be carried out only at the level of the entire Nadd Hessa area, where the sample is extremely large (more than 100,000 active contracts over recent years, all residential), which allows us to treat the indicators as statistically significant. In the area, the average annual rental rate for all residential apartments over the last 12 months is about 737 AED/m²/year. The year-by-year dynamics show gradual and steady growth: from 500–600 AED/m²/year in 2020–2022 to the current 730–750 AED/m²/year.
It is not possible to calculate the rental level for 1-bedroom apartments in the building and master project due to insufficient DLD data.
4. ROI and “fair price” for a target yield of 7–8% per annum
The investment yield calculation is performed only at the area level, since there are no valid DLD rental data for the building and master project. The gross ROI for Nadd Hessa (calculated as the ratio of average rent per m² to the average transaction price over the last 12 months) is only 5.8% per annum (737 / 12,815). Taking into account typical entry costs (DLD fee, broker, associated expenses of about 7%), the net yield for the area will be around 5.4% per annum.
To achieve a target investment yield of 7–8%, based on the current rental level in the area, the fair purchase price lies in the range of 9,200–10,500 AED/m². The current average market price in the area (12,800 AED/m²) is clearly above this range, whereas the average price in the building (8,680 AED/m²) still remains in a zone that may be of interest to a rental-focused investor — however, there are no direct data on rentals in this particular building, and the actual yield may differ.
5. Liquidity and outlook
Transaction liquidity in both the building and the area is high (dozens and hundreds of sales per quarter in the area, with regular transactions in the building). Rental activity at the area level is extremely high. Prices in the area have been growing at an accelerated pace over the past 2 years; however, investment yields in Nadd Hessa have been gradually declining due to stronger price growth compared to rents.
Price growth in the building over the past 2 years has noticeably lagged behind the area’s average market dynamics and is itself significantly below the average level for the area. This may indicate that the project is undervalued or that the building’s product is positioned in a different price segment. A deeper analysis of the reasons would require consideration of the physical condition, demand, quality of the management company, and other factors beyond the scope of DLD data.
For an investor seeking solid yield, it is important to factor in the weak rental track record for the building itself, which complicates a direct assessment of its rental income potential. From the perspective of entry price relative to the area, PLATINUM RESIDENCE 1 looks competitive in today’s market and may be of interest if the achievable real yield is close to the market target of 7–8%.
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