1. Definition of the area and data structure
Actual location: according to the DLD transactions database, the SUNSHINE RESIDENCE building is located in the Nadd Hessa area, master project Silicon Oasis. This is confirmed by filtering only actually registered transactions.
2. Market volume, distribution and liquidity
The DLD database shows 73 sale and purchase transactions in this building for the entire period, distributed as follows:
– 2020: 3 transactions
– 2021: 7 transactions
– 2022: 9 transactions
– 2023: 17 transactions
– 2024 (as of the report date): 10 transactions
– 2025 (registered forward deals): 27 transactions
The dynamics indicate a high level of activity in the building, especially in recent years, which reflects solid interest from both end buyers and investors.
For lease contracts in the building with the actual address, at least 181 valid contracts have been registered over the entire period (all apartments, not only 1-bedroom units), which indicates decent liquidity in the rental market.
3. Sale price dynamics and comparison with the area
Average price per square metre in SUNSHINE RESIDENCE by quarter (quarterly breakdown with outliers removed and reasonable filters applied):
– At the beginning of the analysed period (2020), prices in the building were at 5,800–6,100 AED/m².
– During 2021–2022, prices ranged between 5,000–7,600 AED/m².
– In 2023, growth was recorded from 6,100 to 7,500 AED/m².
– In 2024, the average values for sold apartments reached 8,300–9,100 AED/m²,
with individual quarters at 9,700 AED/m² (2025, forward deals).
The average price in Nadd Hessa over the last 12 months based on DLD transactions is higher: around 14,300 AED/m²,
while for the building it is about 9,500 AED/m². This is a substantial difference (~50%),
which may be related to the product’s specifics or the project’s positioning within the area.
4. Rental rate dynamics
Average annual rental rate in SUNSHINE RESIDENCE over the last 12 months:
– 678 AED/m²/year (validated based on direct DLD contracts across the entire building).
Comparable benchmark for Nadd Hessa:
– 743 AED/m²/year (significantly higher in the most recent periods).
Rental rate dynamics in the building:
– In 2020–2022, rates were at the level of 510–600 AED/m²/year.
– In 2023, there was no sharp increase; values held around 530–550 AED/m²/year.
– In 2024, there is a clear shift to 630–670 AED/m²/year.
In the area, values are slightly higher, especially over the last 5 quarters (630–750 AED/m²/year), which confirms that SUNSHINE RESIDENCE remains a more affordable rental segment compared with the area’s average market level.
5. Comparison of current market price and ROI
Benchmarks for the last 12 months:
– Actual average sale price in the building: 9,500 AED/m²
– Actual average price in the area: 14,300 AED/m²
– Average annual rental rate in the building: 678 AED/m²
– Average annual rental rate in the area: 743 AED/m²
Gross annual yield (ROI_brutto) for SUNSHINE RESIDENCE:
– 678 / 9,500 = 7.1%
For comparison, ROI for the entire area:
– 743 / 14,300 = 5.2%
Taking into account transaction costs (7–8% on entry, including DLD, brokerage and registration fees), the net yield (ROI_net) for SUNSHINE RESIDENCE will be approximately:
– 7.1% / 1.07 ≈ 6.6%
– 7.1% / 1.08 ≈ 6.6%
6. Assessment of the “fair investment price” at a target yield of 7–8%
Based on the recorded rental rate in the building (678 AED/m²):
– For an investor targeting 7% — maximum price ≈ 9,685 AED/m².
– For an investor targeting 8% — maximum price ≈ 8,475 AED/m².
Current DLD transactions are occurring roughly between these fair-value levels. The market price in the building is closer to the lower boundary of the “fair” yield range for an investor, which explains its popularity and the relative discount to the wider area.
7. Conclusion and recommendations
– According to DLD data, SUNSHINE RESIDENCE is a liquid product that is consistently bought and rented out.
– Price dynamics in 2023–2024 show confident capital growth, while current transactions are still closing with a substantial discount to the average market price in the area.
– Gross rental yield in the building is higher than in the area; an investor can expect a net ROI of about 6.5–6.6% per annum (after all transaction costs), which is supported by DLD data for the last 12 months.
– The potential for further price growth in the building remains, given the gap versus the area, but additional upside may be constrained by local demand levels and the overall market environment in Silicon Oasis.
– The “fair” price range for acquiring an investment apartment is 8,500–9,700 AED/m²; current closing prices in final transactions are close to the upper bound of this range.
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