1. Definition of the area and data structure
Actual location: According to DLD, WAVEZ RESIDENCE is located in Wadi Al Safa 2, within the Liwan1 master project. The analysis below is strictly based on these administrative boundaries.
Market volume and structure: A total of 457 sale transactions have been recorded in the building (broken down by apartment type), which indicates sufficient liquidity for a reliable analysis. In the rental segment, there are no active contracts identified specifically for this building or the master project, so rental indicators are further analysed at the Wadi Al Safa 2 district level.
2. Sales dynamics and prices for 1BR apartments
Number of transactions in the building: For 1BR units in WAVEZ RESIDENCE there is stable transaction activity (1–20 deals per quarter, with particularly active periods in 2020–2021 and the last 4 quarters).
Average price per m² dynamics (1BR, WAVEZ RESIDENCE):
2020: starting level around 9,800–9,900 AED/m²,
2021: decline to the 9,400–9,700 AED/m² range,
2023–2024: recovery and growth to 10,200–11,200 AED/m²,
Over the last 12 months the average price has reached 11,800+ AED/m² (for 1BR; average across all transactions).
The maximum based on the last full year is 11,200–12,400 AED/m² (by the end of 2024, with some variation between individual quarters).
Average price per m² dynamics (1BR, Wadi Al Safa 2 district):
2020–2021: 7,700–8,300 AED/m²,
2022: drop to 5,400–6,000 AED/m² (likely due to the launch of new, more affordable projects in the area),
2023–2024: growth from 6,100 to 9,800 AED/m², with 2024 showing another acceleration to 9,000+ AED/m²,
Over the last 12 months: 12,760 AED/m² (a certain spike in the district’s average price compared to the building due to the sales structure).
Thus, the current price of a 1BR apartment in the subject building is not inferior to, and in some quarters exceeds, the district benchmark, confirming the strong demand for WAVEZ RESIDENCE within its location.
3. Rental analysis and yield calculation
Rental data summary: For the specific building and master project there are too few, or no confirmed 1BR rental transactions over the last 12 months, so all estimates are based on district-wide averages for Wadi Al Safa 2 (23,000+ residential rental contracts; wide range of sizes and types).
Average rent per m² dynamics for the district:
2020: 420–460 AED/m²/year,
2021: 400–415 AED/m²,
2022: acceleration to 425–460 AED/m²,
2023: rapid growth — by year-end 618 AED/m², then 656–686 AED/m² in certain quarters of 2024,
Over the last 12 months the average rent level amounted to 738 AED/m²/year across all residential apartments in the district.
4. Comparative analysis and ROI calculation
Average purchase price over the last 12 months in WAVEZ RESIDENCE (1BR): 11,815 AED/m².
Average price in Wadi Al Safa 2 (1BR): 12,760 AED/m².
Average annual rent per m² in the district over the last 12 months: 738 AED/m²/year.
Gross yield (ROI) when buying at the 12‑month average price and renting at the district’s average rate:
Gross ROI for the district: 738 / 12,760 ≈ 5.8% per annum.
Gross ROI for the building (approximately, at a purchase price of 11,815 AED/m²): 738 / 11,815 ≈ 6.2% per annum.
Transaction and maintenance costs (DLD fee ≈ 4%, broker ≈ 2%, legal + recurring costs ≈ 1–2%) reduce the effective yield to 5.7–5.8% per annum (net yield is estimated by dividing by 1.07–1.08), which corresponds to the standard for completed business-segment apartments.
Fair price range for an investor targeting a 7–8% annual yield:
If the target yield is 7%: 738 / 0.07 ≈ 10,543 AED/m².
If the target yield is 8%: 738 / 0.08 ≈ 9,225 AED/m².
The current average sale price in the building exceeds this range by 10–20%.
5. Conclusions and outlook
Liquidity: WAVEZ RESIDENCE shows a stable flow of sale transactions, confirming demand, including from investors. The district is also characterised by a substantial volume of both sales and rentals.
Dynamics: Over the past 3 years there has been a significant recovery in prices, driven by the overall market trend, launch of new projects and the maturing infrastructure of the area.
Comparison: The current price of a 1BR apartment in WAVEZ RESIDENCE is close to the district market level and in some quarters even outperforms it, indicating the building’s attractiveness for both end users and investors.
Rent and yield: The current yield level (5.7–6.2% gross/net) is moderate for Dubai, which is typical for buildings with an established management company and developed infrastructure. An investor targeting a 7–8% annual yield would need a 10–20% discount to the current average transaction price.
Recommendation: WAVEZ RESIDENCE is a liquid asset in the residential segment with average yield; the current price level is in line with the core trend of the district. The 3–5 year outlook is moderately positive, but entering at a price significantly above the market average is justifiable only for end use or when focusing on rare upgraded units.
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