1. Definition of the area and data structure
Actual location: According to the DLD database, transactions for the Grande building are recorded in the Burj Khalifa area, master project DownTown Dubai. The property and project names are recorded as Grande, and filtering by 1-bedroom apartments (1 b/r) is confirmed by the transaction structure. In DLD_rent_contracts the building is also marked in the same way, which allows us to analyse transactions both at the building and area level.
The data volume is sufficient for a robust analysis:
– Sales from 2020 onwards, with more than 1,100 transactions in the building (a significant share are 1-bedroom apartments).
– For rentals specifically within Grande, around 386 contracts have been concluded over the last 12 months (over 8,000 across the entire area).
This indicates high liquidity and sufficient representativeness of the information for conclusions at both building and area level.
2. Sales dynamics and prices
Transaction activity
– Transaction activity for 1-bedroom apartments in Grande started in 2020.
– The main volume of sales falls in 2022–2025, reflecting handover and the project’s entry to the market (a normal pattern for new buildings in Downtown Dubai).
– At the peak, up to 48–49 transactions per quarter were recorded.
Price per m² dynamics for the building (1-bedroom, with proper outlier filters):
– During 2020 – early 2022 the average price per m² stayed in the 21,000 – 24,000 AED/m² range.
– In 2022–2023 there is growth from 24,000 AED/m² (Q1 2022) to 29,500 AED/m² (Q4 2023).
– In 2024 a jump to 30,500 AED/m² (Q1) is recorded; afterwards dispersion increased, with quarters showing an average of 28,000 AED/m² and even above 39,000 AED/m² (Q3 2024; likely due to a few high-priced penthouse or other exceptional deals).
– Over the last 12 months the average confirmed price for 1-bedroom units was 32,200 AED/m² (based on 39 valid transactions).
For comparison with the Burj Khalifa area (same filters):
– The average price per m² in the area over the last 12 months is 27,400 AED/m² (based on more than 4,000 transactions).
– Area dynamics: from late 2021 to 2024 the average price increased from 21,800 to 25,000–26,000 AED/m², but the growth was smoother than in Grande.
Conclusion: Grande shows a steady increase in price per m², outpacing the average growth rate in the area. The premium to the area over the last 12 months is about 17% (32,200 vs 27,400 AED/m²).
3. Rental rate dynamics
The following pattern is clearly visible:
– For Grande itself, over the last 12 months the average annual rental rate was 2,140 AED/m² (based on 386 contracts of all types, i.e. building-level situation; the sample is very dense and up to date).
– The quarterly peak in rental rates was at 2,180–2,200 AED/m² in 2025.
– For the Burj Khalifa area, the comparable 12‑month annual average is 1,600 AED/m², meaning Grande rents at roughly a 34% premium to the area average. Across the area as a whole, since 2021 rents have risen from ~850 to 1,600 AED/m², with growth accelerating against the backdrop of rising demand and falling vacancy.
4. ROI comparison and conclusions
All calculations are for the last 12 months, based on the current average sale and rental prices (200+ transactions and contracts at each level):
For Grande:
– Average purchase price (1-bedroom): 32,200 AED/m²
– Average rent: 2,140 AED/m²
– Gross yield (brutto ROI): 6.65%
– Net yield (net ROI) after standard upfront costs (around 7% of entry price): approx. 6.2%
For the Burj Khalifa area:
– Average purchase price: 27,400 AED/m²
– Average rent: 1,600 AED/m²
– Gross yield (brutto ROI): 5.85%
– Net yield (net ROI) after costs: around 5.5%
Fair price estimate for a 7–8% yield (relevant for investors), based on the average rent in Grande:
– Lower bound (8% target): fair price = rent / 0.08 ≈ 26,800 AED/m²
– Upper bound (7% target): fair price = rent / 0.07 ≈ 30,600 AED/m²
Therefore, the current average transaction price in the building (32,200 AED/m²) exceeds the “investment fair range” for a 7–8% yield (benchmark 26,800–30,600 AED/m²) by 5–10%. To achieve the desired yield, an investor will either need to buy at a discount or rely on long-term rental growth.
5. Liquidity and prospects
– The high number of sales and rental contracts both in the building and in the area indicates strong liquidity: the project is popular for both purchase and leasing.
– The rental and price premium of Grande over neighbouring Burj Khalifa buildings is justified by its newer condition, location, and demand for ready stock.
– Over the past 3–4 years the building has consistently outperformed the area in terms of price and rent growth, although current yields are already slightly below standard investor expectations (6–6.5% net ROI).
– If rental rates increase further or if there is a moderate correction in entry prices relative to the current average, Grande can be viewed as an attractive asset with a 3–5 year investment horizon, especially against the backdrop of long-term growth in interest in the brand and the Downtown Dubai area.
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