1. Definition of the area and data structure
Actual location: BELLA ROSE is located in Al Barshaa South Second, within the Dubai Science Park master project. The building and district names fully match the DLD records.
According to the DLD database, BELLA ROSE has a significant number of registered sale transactions (570 deals) and lease contracts (1,476 contracts). Queries to both tables show strong data coverage — conclusions can be drawn both at the building level and at the wider district level for benchmarking.
2. Turnover and liquidity
From 2020 to 2024, between 75 and 132 sale transactions per year were registered in BELLA ROSE (excluding future incorrect values for 2025–2026). The yearly distribution is stable, indicating high liquidity of the building. Rental activity is also substantial: for studios (0BR) over the last 12 months, several dozen lease contracts were signed, and for the building as a whole — more than a thousand over the past few years.
3. Sale price dynamics per m²
For studios in BELLA ROSE since 2020, the average sale price per m² declined from 13,050 AED/m² (early 2020) to a low of around 9,650–10,800 AED/m² in 2022, after which a gradual recovery began: in 2023 values of 12,300–12,700 AED/m² were recorded, and in 2024 the range was 12,000–13,300 AED/m².
Al Barshaa South Second shows similar trends: a decline to a 2022 low (~10,800 AED/m²) and a confident recovery to 17,000–17,500 AED/m² in 2024. However, in the last 12 months, district prices have been roughly 31% higher than in the building itself, which is typical when benchmarking against newer/more expensive projects.
Studio sizes in BELLA ROSE range from 34.9 to 58.5 m², with transaction prices per m² ranging from 5,281 to 17,499 AED/m² (isolated anomalies). The bulk of deals fall within 10,000–14,000 AED/m².
4. Rental rates and dynamics for studios
For studios in BELLA ROSE, the average annual rent per m² over the last 12 months amounted to 1,157 AED/m². For the district as a whole — 1,181 AED/m². Dynamics for the building: since 2021, growth from 650–700 AED/m² to over 1,050–1,170 AED/m² by the end of 2024.
In the district, the growth rate is similar; however, in the last quarters of 2024 and early 2025, district rents have been rising slightly faster — average rates are marginally higher than in the building.
5. Comparison and ROI based on the last 12 months
Average studio sale price per m² over the last 12 months:
– building: 13,394 AED/m²;
– district: 17,632 AED/m².
Average rent over the last 12 months:
– building: 1,157 AED/m²/year;
– district: 1,181 AED/m²/year.
Gross ROI (ratio of annual rent to purchase price, studio level, last 12 months):
– BELLA ROSE (studio): 1,157 / 13,394 ≈ 8.6% per annum;
– district studios: 1,181 / 17,632 ≈ 6.7% per annum.
Net ROI (taking into account initial costs of 7–8%): approximately for the building — 8.6% / 1.07 ≈ 8.0%, for the district — around 6.3%.
“Fair price” range for a target yield of 7–8% per annum (for a studio in BELLA ROSE):
– For 8%: 1,157 / 0.08 ≈ 14,463 AED/m².
– For 7%: 1,157 / 0.07 ≈ 16,529 AED/m².
The current average studio price in the building (13,394 AED/m²) is slightly below the calculated range for a 7–8% target yield. This indicates that at current price levels, a studio in BELLA ROSE can be purchased with a premium to the rental market (yield above the district average, making the asset more attractive for an investor).
6. Outlook, conclusions, recommendations
– BELLA ROSE demonstrates high liquidity in both sales and rentals. Transaction volumes are substantial, and the data is representative.
– Sale price dynamics per m² have stabilised and have been showing confident growth since 2023.
– Rental rates are steadily increasing; the gap between average purchase price and rent ensures an attractive gross ROI of 8.6% — significantly above the district average (~6.7%).
– For an investor targeting 7–8% per annum, the current studio prices in BELLA ROSE are even below the upper boundary of the “fair value corridor”. No discount is required: purchasing a studio in the building is attractive from an investment perspective.
– The probability of further price growth is high — the district market is steadily developing, and elevated yields will gradually be compressed by rising sale prices.
– Al Barshaa South Second is one of the most dynamic districts in terms of demand and rental growth in the affordable new-build segment; high turnover confirms its liquidity.
Recommendations for an investor: BELLA ROSE (studios) is one of the best-performing buildings in the district in terms of yield and liquidity in 2023–2024. Risks of demand weakening or rental decline are minimal; a hold strategy over a 2–5 year horizon focused on capital appreciation and rental income is appropriate.
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