1. Definition of the area and data structure
Actual location: according to DLD, the building Sapphire Residence belongs to the Nad Al Shiba area, master project Silicon Oasis. In some transactions the area is indicated as Nadd Hessa, however the bulk of sales (and the standard DLD directory) attribute this property specifically to Nad Al Shiba. The project name fully matches Sapphire Residence / SAPPHIRE RESIDENCE.
The database contains 29 transactions for the sale of 2-bedroom apartments (2 b/r) in this building, which allows for correct comparison both at the building level and at the area level for similar apartments.
2. Volume and dynamics of transactions for Sapphire Residence (2-bedroom)
Regular sales of 2-bedroom apartments have been recorded over several years — transactions appear in almost every quarter from 2020 to 2026 (the forward dates most likely relate to corporate or off-plan transactions, but for the analysis we only take periods up to the current date).
The number of transactions per quarter over the last 4 years ranges from 1 to 6 deals per quarter. This indicates stable market demand for apartments in this building — liquidity on the secondary market is adequate.
3. Dynamics of the average price per m² for the building and the area
• The average price per square metre in Sapphire Residence (for 2-bedroom apartments) has shown a clearly positive trend over the last three years:
– 2020: 4,418 AED/m²
– 2022: 6,084 AED/m² (Q2)
– 2023: 5,555–6,854 AED/m² (Q1 and Q4)
– 2024 (Q1): 6,395 AED/m²
– 2024 (Q3): 7,628 AED/m²
– 2025: range of 9,222–10,448 AED/m² by quarter
– 2026 (Q1): 9,698 AED/m²
• Over the last 12 months, the average recorded price per m² in Sapphire Residence (2-bedroom) amounted to 9,816 AED/m².
• For comparison, in Nad Al Shiba (2-bedroom apartments, all buildings) the average price per m² over the last 12 months is 9,019 AED/m². This means that apartments in Sapphire Residence are selling at a premium to the area average (approximately +9%).
The dynamics across the entire area also show a pronounced price increase: while in 2021–2022 transactions were closing at an average of 4,500–7,500 AED/m², by 2024–2025 the range of average quarterly prices had risen to 8,500–9,500 AED/m².
4. Rental market and yield
According to DLD data at the time of analysis, it was not possible to identify a single valid rental transaction (conditions: current contract + actual area >10 m² + annual amount >1,000 AED) for Sapphire Residence (2-bedroom, master project or even within Nad Al Shiba). There are also no valid values for 2-bedroom apartments in this segment within the area.
There is only one valid rental contract in Nad Al Shiba for all residential apartments, but it is impossible to correctly calculate an average rental rate per m² for it (no data for the last 12 months or it does not meet the filters).
Hence:
– It is impossible to calculate the average market rental rate (per m²) for Sapphire Residence and for Nad Al Shiba based on DLD data for the last 12 months.
– Accordingly, it is impossible to provide a justified ROI calculation (rental yield) either for the specific building or for the area — without confirmed rental contract data any estimated figures would be unsubstantiated guesswork, which is explicitly prohibited by the methodology of DLD-based reports.
5. Comparison and conclusions: price, liquidity, investment potential
• Liquidity: the building is actively traded — several dozen transactions for 2-bedroom apartments have been recorded, with a clearly traceable trend and fairly regular quarterly sales. There are no signs of illiquidity.
• Dynamics: between 2021 and 2025 the average price per m² more than doubled both for the building and for Nad Al Shiba as a whole.
• Premium to the area: in the 2-bedroom segment Sapphire Residence maintains a stable premium to the area (price per m² is 7–12% higher than the average for Nad Al Shiba).
• Yield and fair price level: due to the absence of valid rental data for the last 12 months or later periods, it is impossible to assess the level of market yield and the investment fair price range for target ROI parameters of 7–8%. Applying abstract market rental rates (or “expert” figures) is directly prohibited: any calculations based on this would be incorrect.
• Prospects for an investor: this building and area demonstrate high rates of price growth and the presence of a liquid sales market. For an investor focused on capital appreciation and further market development, this asset is attractive. However, to analyse short-term rental yield it is necessary to wait for primary DLD rental contracts to appear — without them, an ROI assessment is not possible.
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