1. Definition of the area and data structure
Actual location: According to direct DLD data, the Imperial Residence building is located in the Me’Aisem First area, within the International Media Production Zone master project. All area-based calculations are made using this definition.
Data availability:
– For sales, accurate data is available for studios in Imperial Residence (31 transactions in total, 29 transactions over the last 12 months).
– Data for the Me’Aisem First area is extremely dense: more than 18,000 transactions in the DLD database, with apartment sales (Residential/Flat) at around 6,000 transactions over the last 12 months.
– For rentals, a sufficient number of contracts has also been obtained both for “IMPERIAL RESIDENCE” (for studios — 22 active leases at the property over 12 months) and for the area (more than 6,000 contracts per year).
2. Liquidity of the property and the area
Imperial Residence enjoys confirmed demand for both sales and rentals of studios. For studios (0BR), 29 sales transactions and 22 rental contracts have been registered over the last 12 months, indicating high market activity. The Me’Aisem First area is also characterized by very high liquidity and a large number of sales/rentals.
3. Price dynamics over the last 3–5 years
Dynamics for studios in Imperial Residence:
– The average price per m² has grown from around 9,000–10,000 AED/m² (area level in 2022–2023) to 15,800 AED/m² (Imperial Residence, transactions over the last 12 months).
– Over recent quarters, the price has been consistently holding in the 15,400–16,100 AED/m² range.
– Studio prices in the building are roughly 10–15% higher than the area averages for Me’Aisem First (area: ~10,300–14,100 AED/m² over the last 2 years, last 12 months — 14,140 AED/m²).
In brief:
– The price growth of studios in Imperial Residence outpaces the area trend.
– The area as a whole shows a stable long-term upside (almost 2x growth over 4 years).
4. Rental dynamics and levels
Average annual rent per m² for a studio in Imperial Residence:
– Currently (12 months): 1,062 AED/m²/year (22 leases).
– Me’Aisem First area: 1,005 AED/m²/year (6,768 contracts).
– Historically, the building shows confident growth: from 650–700 AED/m²/year (2021–2022) to current levels above 1,050 AED/m²/year.
– The area demonstrates a similar trend but lags behind Imperial Residence in terms of performance.
5. Comparative analysis: building vs. area
– Purchase price (Imperial Residence, studios, 12 months): 15,818 AED/m²;
– Area price (apartments, 12 months): 14,140 AED/m²;
– Rent (Imperial Residence, studios, 12 months): 1,062 AED/m²/year;
– Area rent (apartments, 12 months): 1,005 AED/m²/year.
Ratio: studios in Imperial Residence are 12% more expensive than the average apartment in the area, with rents slightly higher (by 5.5%).
6. Yield assessment
Brutto ROI — current annual income before expenses:
– For the building (studios): 1,062 / 15,818 ≈ 6.7%
– For the area: 1,005 / 14,140 ≈ 7.1%
Net ROI taking into account transaction, brokerage and other costs (assumed minus ~7%):
– For the building: about 6.25% / 1.07 ≈ 6.3%
– For the area: about 7.1% / 1.07 ≈ 6.6%
“Fair investor price range” based on rent (target yield 7–8%):
– For the building: if the rental rate is 1,062 AED/m²/year, then the fair price at a 7–8% ROI will be in the range of 13,300–15,170 AED/m².
– The actual average sales price in the building is 15,818 AED/m², i.e. 4–12% above the “optimal” price for an investor targeting 7–8% per annum under current market conditions.
7. Additional observations
– The samples for the building and the area for studios are homogeneous; anomalies and extreme values (by size/rent) have minimal impact on the averages.
– All dynamics are clearly confirmed by sufficiently large volumes: liquidity for an investor is high.
8. Summary and outlook
Imperial Residence is one of the most liquid buildings in its segment in Me’Aisem First. The 3-year price growth for studios (1.5x increase) outperforms the area, while yields are comparable to or slightly below the area level. The building is almost always rented out at rates above the area average.
When buying at current prices (15,800 AED/m²), the yield will be approximately 6.2–6.7% gross, with a possible further downward adjustment if maintenance costs rise significantly or rental demand weakens.
To achieve a “fair market yield” of 7–8% for studios, a moderate discount of 4–12% to the current price is required. The asset is attractive for investors focused on stable income with minimal operational risk and high liquidity. Both the area and the building hold strong market positions, and the long-term outlook is assessed as positive, assuming sustained demand for budget studios.
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