1. Definition of the area and data structure
Actual location: according to the DLD database, the Genesis building is located in Al Barshaa South Third, master project Arjan. The name fully matches the DLD transactions database.
Data volume: for Genesis there are 340 registered transactions over the entire period, including one-bedroom apartments (“1 b/r”) — with a stable annual transaction flow starting from 2020. In DLD_rent_contracts there are 679 rental contracts recorded for Genesis, and over the last 12 months there have been 96 contracts with valid area and rental amount (residential flats).
2. Sales analysis (dynamics, price levels, comparison with the area)
Transaction dynamics and average price per m² for Genesis (one-bedroom apartments):
- In 2020–2021 average prices per m² fluctuated in the range of 6,200–10,300 AED/m².
- From 2022 a steady growth is observed: in 2023 prices reached around 7,400–9,200 AED/m², and in 2024 — 8,700–10,130 AED/m² by quarter.
- Over the last 12 months the average transaction price for one-bedroom units amounted to 11,700 AED/m², with a deal range from 7,150 to 14,000 AED/m², while the bulk of “new” transactions falls within 12,000–14,000 AED/m².
Comparison with the Arjan master project/area (one-bedroom apartments):
- The average price per m² in Arjan for the same period is about 14,130 AED/m², based on data for the last 12 months.
- Area-wide prices have grown more noticeably over the past two years: in 2021–2022 the range was 8,650–11,500 AED/m², and by 2024 it shifted to 12,500–13,500+ AED/m².
Conclusion: Genesis has historically traded at a discount to the average market level in Arjan, with the current gap at around 17% (11,700 vs. 14,130 AED/m²). Over the last 12 months demand for the building has been stable, and the number of transactions has not declined compared to previous years.
3. Rental analysis (yield, situation for the building and the area)
Situation for Genesis:
- The average annual rental rate for all apartments in Genesis over the last 12 months is 937 AED/m² (data for the entire project; limited breakdown by one-beds, but the contract volume is sufficient).
- Range for the building: over the last 2 years rental rates have been rising; in the last year they were at 815–990 AED/m² by quarter, which is almost 40% higher than in 2022 (when they were 600–700 AED/m²).
Situation for Arjan:
- The average annual rent in Arjan/Al Barshaa South Third is 981 AED/m² (more than 9,700 contracts across the area per year).
- The area also shows a pronounced upward trend: while in 2021 rents were 550–600 AED/m², by 2023–2024 they exceeded 800–900 AED/m², and by early 2025 quarterly values reach up to 1,150 AED/m².
Genesis is slightly behind the area in terms of average rent, with a difference of about 4–5%.
4. ROI and “fair price” scenarios for an investor
Calculation based on DLD data:
- Only data for the last 12 months is used; sales and rentals are synchronised by period.
- For Genesis the gross yield based on the net rental rate is:
ROI_brutto for the building: 937 / 11,699 = 8.0% per annum. - For Arjan: 981 / 14,130 = 6.9% per annum.
Adjustment for entry costs (around 7–8% of the transaction amount):
- For an apartment in Genesis: ROI_net ≈ 8.0% / 1.07 = 7.5% (lower bound); for the area — 6.4%.
- This means that for achieving a net yield of 7–8%, Genesis is a better fit for an investor than the average asset in Arjan.
Assessment of the “investment fair price” range (7–8% net yield):
- For Genesis: the fair price range for an investor (based on rent of 937 AED/m²) is 11,700–13,300 AED/m².
Genesis currently fits within this range for the majority of transactions. - For Arjan: to reach 7–8%, an investor needs a purchase price of 12,250–14,000 AED/m². Actual transactions are closing at the upper end of this range, and many — above it.
5. Conclusions on liquidity and outlook for Genesis, Arjan
Genesis is a liquid, in-demand residential building in Arjan, with the majority of sales and leases occurring from mid-2020 to the present. It trades at a noticeable discount to the Arjan average and offers a yield of around 8% (net slightly above 7.5%), which is at the upper end for the area.
Price and rental growth over the past 3–4 years has been steady; annual rental rates have increased by more than 20%, and new supply is being actively absorbed by the market. Genesis is attractive for an investor focused on stable rental income — DLD data confirms a sufficient number of sales and rental contracts. Under current market conditions, the price discount versus the area is more a plus for yield than a minus for liquidity.
To sum up: Genesis, one-bedroom apartment — is an “above average” asset for an Arjan investor in terms of yield, but without a significant price premium. The growth momentum for both prices and rents remains in place, with moderate potential for further appreciation.
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