1. Definition of the area and data structure
Actual location: According to open DLD sales data, Time 1 is located in Wadi Al Safa 5, within the Dubai Land Residence Complex master project. For the selected apartment type (1 bedroom), the system confirmed 91 transactions since 2021 and a large volume of rental contracts starting from 2024.
2. Liquidity and data coverage
Sales: The property has shown stable transaction activity over the past 3 years (91 sales for 1BR units alone).
Rentals: In Time 1, 198 valid apartment rental contracts (all layouts, including 1BR) have been registered over the last 12 months, confirming strong tenant demand for the building.
3. Dynamics of average sale price and rental rate
Sales (quarterly dynamics):
– In 2021, the average price for 1BR units in Time 1 was 7,800–8,400 AED/m².
– In 2022, prices increased to 8,300–8,700 AED/m².
– In 2024, a jump was recorded: the average price over the last year reached 9,450–10,400 AED/m², and the current 12‑month average stands at 9,462 AED/m².
– For comparison: in Wadi Al Safa 5, comparable apartments are at around 14,250 AED/m², which is almost 50% higher than in Time 1.
Rentals (quarterly dynamics):
– From 2024 (the start of handover), the average rent in the project quickly reached 1,050–1,230 AED/m² per year.
– Over the last 12 months, the average rental rate for the entire building is 1,139 AED/m² per year.
– In Wadi Al Safa 5, the range of average rental rates for the same period is 770 AED/m² per year. Thus, the building rents significantly above the district benchmark, reflecting its newness and strong demand.
4. Level comparison and profitability (ROI)
Over the last 12 months:
– Average purchase price for 1BR in Time 1: 9,462 AED/m² (6 transactions).
– Average purchase price in the district: 14,248 AED/m² (6,967 transactions).
– Average rent in Time 1: 1,139 AED/m²/year (198 contracts).
– Average rent in the district: 770 AED/m²/year (10,159 contracts).
Investor’s gross annual yield in Time 1: about 12.0% per annum based on actual DLD tenant contracts over the last year.
In Wadi Al Safa 5, the yield is around 5.4% per annum (below the typical level for investment purchases in Dubai).
Adjustment for costs (taxes, commissions, registration): the actual net yield in Time 1 is 11.1–11.2% after deducting standard initial expenses (~8%). In the district, net yield is about 5.0%.
Fair purchase price range to achieve a target yield of 7–8% in Time 1, based on the average rent:
– 1,139 / 0.08 = 14,238 AED/m² (for 7% — 1,139 / 0.07 = 16,271 AED/m²).
– Actual transaction prices are now 33–40% below this range, i.e. the current level is attractive for a yield‑driven investor.
– In Wadi Al Safa 5, prices are higher and yield is lower — acquisition here is less appealing for an income‑focused investor.
5. Outlook and liquidity
Time 1 demonstrates high liquidity in both sales and rentals. The aggressive yield (12% gross) is combined with the building’s recent completion and strong tenant demand. Comparison with the wider district confirms that the asset significantly outperforms the market benchmark in terms of investor returns. Price growth since 2022 has been moderately positive, while a noticeable discount to the district remains — there is still upside potential for further price appreciation, with yields above the market.
Conclusion: Time 1 is an efficient investment product with high real returns (above 11% net over the last 12 months) and a significantly lower entry price compared to the surrounding district. Liquidity is confirmed by the volume of sales and rental transactions. Return prospects are above the market average, while downside risk is limited (even if new supply in the district increases, current pricing remains attractive).
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