How to sell an apartment in Dubai in Residence 110 – analysis 2025 — 15.12.2025

How to sell an apartment in Residence 110 – in this article we analyse real transaction data, prices, rental yields and liquidity for owners and investors.

Is a 1-bedroom apartment in Residence 110 Dubai a good investment

Is a 1-bedroom apartment in Residence 110 Dubai a good investment if you see only a few listings, no public rent history and are worried about real liquidity? In this article we break down what is really happening in this tower using a concrete dataset of recent sales and live listings, so you can judge risk, yield and exit options with numbers, not emotions.

Residence 110 is a ready building in Business Bay, a core business and residential hub close to Downtown and DIFC. Based on our analysed sample, 1-bedroom apartments here are trading around the mid–AED 1.9–2.0M level on average, with asking prices well above that. We will look at:

• How often 1-beds actually change hands in this building
• Where current asking prices sit versus achieved prices
• Estimated rental levels and realistic gross yields
• How an investor should structure entry and exit in this micro-market

By the end, you should have a data-backed view on whether a 1-bedroom apartment in Residence 110, Business Bay fits your investment strategy and risk profile.

What you must know about the Dubai market before selling

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Before zooming into Residence 110, it is important to frame what you are seeing in Dubai today. In many prime and business locations, ready stock is limited, and good-quality assets can move quickly if priced close to the latest closed deals. At the same time, online portals often show a snapshot that looks like “high competition” or “high prices”, which can be misleading without context.

For Business Bay, three structural factors matter for investors in 1-beds:

• Strong tenant pool: Business Bay serves white-collar tenants working in Downtown, DIFC and the Bay itself. This typically supports stable occupancy levels for functional 1-bedroom layouts.
• Preference for ready stock: Many end-users and yield investors now prefer completed buildings with established service quality, rather than waiting for off-plan handover risk.
• Segmented pricing: Small differences in layout, size, floor, view and fit-out produce meaningful spreads in price per square foot and rent. You cannot rely on “average Dubai 1-bed” numbers when assessing one specific tower.

In this environment, the right question is not whether there are many or few listings, but how quickly comparable units get absorbed at realistic prices and what yield you lock in versus your risk and holding period. With that in mind, we now turn to the building-level data.

Deal history for the building: price and demand dynamics

To understand liquidity and price formation in Residence 110, we analysed 30 sale transactions for 1-bedroom apartments in this building over roughly the last 12 months (from 20 February 2024 to 10 February 2025). All units in this sample were ready apartments, with no off-plan records, which simplifies the analysis.

The key takeaways from this sample of transactions:

• Median sale price: about AED 1,991,025 for a 1-bedroom.
• Median price per square foot: around AED 1,850 psf.
• Average deal frequency: approximately 2.5 transactions per month in this dataset.

The first 10 recorded deals illustrate the range. In this subset, prices for 1-beds mostly fell between roughly AED 1.78M and AED 2.09M, with sizes around 1,020–1,110 sq ft and price per square foot ranging from about AED 1,670 to nearly AED 1,980 psf. That is a relatively tight band for a full year’s activity, suggesting a reasonably well-defined market consensus on value for standard 1-bed layouts in this tower.

From an investor’s perspective, the most important signal is not any single price, but the combination of volume and stability:

• Volume: A sample of 30 sales in about 12 months for one bedroom-only stock indicates continuous demand. It is not an illiquid building where a unit might sit effectively unsellable.
• Price stability: While there is expected spread between lower-floor or less attractive units and premium ones, median values do not indicate a distressed or collapsing segment in this building.

These numbers imply that, for a seller willing to align with recent achieved prices, there is a realistic expectation of finding a buyer within a rational timeframe. For a buyer, it shows that price discovery is already fairly mature: there are enough recent benchmarks to negotiate without flying blind.

Official data sources and live market tools

For readers who want to explore the raw data behind this analysis, here are the key open sources:

• 
  Dubai Land Department open data (historical transactions)
  
• 
  Property Finder – live listings and asking prices
  
• 
  Bayut – live listings and asking prices
  

Recent sales in this building

Transaction Date	Price	Property Size	Price Psf	Status
2025-02-10	1851840	1108	1671	Ready
2025-02-10	2002000	1106	1810	Ready
2024-11-29	2094000	1108	1890	Ready
2024-10-28	2006200.7	1023	1961	Ready
2024-09-27	1788820	1023	1748	Ready
2024-07-08	1924000	1023	1880	Ready
2024-07-02	2013000	1106	1820	Ready
2024-06-13	2026000	1023	1980	Ready
2024-05-15	1789590	1023	1749	Ready
2024-05-09	1934000	1023	1890	Ready

Current listings and liquidity: what apartments are really asking now

The next logical question for an investor comparing entry and exit is: how does today’s asking market in Residence 110 compare to the achieved prices in the transaction sample?

In our analysed snapshot of online listings, there were 3 active 1-bedroom apartments for sale in Residence 110. Key stats from this small listing pool:

• Median asking price: about AED 2,300,000.
• Median size: roughly 1,106 sq ft.
• Median asking price per sq ft: around AED 2,259 psf.

Comparing this to the median achieved sale price of AED 1,991,025 at around AED 1,850 psf, we see a clear spread between buyers’ and sellers’ expectations.

Based on the pre-computed overheat metrics for this building, the ratio of asking price per square foot to achieved price per square foot in the dataset is about 1.22. In other words, current asking levels are roughly 22% higher per square foot than the median of recorded deals.

The liquidity indicator further sharpens the picture. Using the same sample of 30 deals in the last 12 months (about 2.5 deals per month) against the 3 active listings, the estimated months of inventory comes out to around 1.2 months. Interpreting this as an investor:

• 1.2 months of inventory is very tight; if demand continues at the pace seen in the sample, the available 1-beds could theoretically be absorbed quickly.
• The overpricing gap (around +22% versus the median achieved psf) suggests that not every listing will trade at asking; realistic sellers will need to align closer to historical evidence to benefit from this liquidity.

For a cautious investor worried about “too many listings” and “weak deals”, this specific tower actually shows the opposite: a small listing pool and relatively fast notional absorption, but with a visible tension between optimistic asking prices and what buyers have been willing to pay historically.

This tension is where your entry strategy matters. Positioning a purchase near the band of recent transactions, not the upper edge of asks, is crucial if you want your 1-bedroom apartment in Residence 110 to be easy to exit later.

Current sale listings in this building

Listed Date	Price Value	Size Sqft	Price Psf	Status
2025-12-08	2190000	1106	1980	completed
2025-11-07	2300000	1018	2259	completed
2025-06-02	2600000	1108	2347	completed

Rent and yields: detailed view for investors

Rental history for Residence 110 specifically is not publicly dense in the dataset we analysed, but we can still build an investment view using current rental listings and pre-computed yield estimates.

In the snapshot of the rental market for this tower, there were 2 active rental listings for 1-bedroom units:

• Median asking annual rent: around AED 125,250 per year.
• Median unit size: about 1,034 sq ft.
• Median asking rent per sq ft: roughly AED 121 psf per year.

Using the building-level ROI model based on this type of rent and the sale transactions sample, the following estimates emerge for a typical 1-bedroom apartment in Residence 110:

• Median sale price used for ROI: about AED 1,991,025.
• Estimated median annual rent: around AED 125,250.
• Implied gross yield: approximately 6.3% per year.
• Price-to-rent ratio: roughly 15.9 years.

How should an investor interpret this?

• A ~6.3% gross yield is competitive for a central Business Bay asset in a ready, modern building. It is not a “distressed discount” yield, but it sits comfortably in the range many institutional-style investors seek for core-plus Dubai assets.
• A price-to-rent ratio of about 16 years suggests a balanced relationship between capital value and income. It is neither a speculative bubble profile (where prices race far ahead of achievable rents), nor a deep-value distressed profile.

To stress test the case, you can adjust for more conservative assumptions:

• If you buy closer to the current median asking sale price (around AED 2.3M) instead of the AED 1.99M median of past deals, your yield compresses materially. Using the same rent estimate, the gross yield could slide toward the low 5% range.
• If you secure a purchase price closer to recent transaction medians and accept a slight discount on rent versus current asks (say, AED 120,000 instead of 125,250), you still land near the 6% gross yield mark.

That is where execution matters. The question “Is a 1-bedroom apartment in Residence 110 Dubai a good investment” is less about the tower itself and more about your entry point versus this yield band and your holding horizon. For income-focused investors with a 3–7 year horizon, a 6% gross yield with decent liquidity can be attractive, assuming you manage service charge and vacancy risk properly.

Seller strategy: how to prepare and sell this type of apartment in Dubai

For existing owners, the data gives a clear playbook for selling efficiently without leaving money on the table.

First, anchor your price expectations not on the highest visible online asking, but on the spread between recent achieved prices and today’s ask levels. In Residence 110, the median sale in our sample is around AED 1.99M at approximately AED 1,850 psf, while current median asking prices cluster around AED 2.3M at about AED 2,259 psf. That is a 20%+ premium.

In a building where the estimated months of inventory is around 1.2 months, buyers with agents who track land department data will resist paying the full premium. A realistic strategy could be:

• List slightly above the recent median psf to give negotiation room, but avoid the very top of the current ask band unless your unit is genuinely superior (high floor, view, upgraded, furnished).
• Highlight attributes that justify a premium: exact size, balcony, view corridor, parking quality, layout efficiency, and any upgrades that reduce tenant move-in friction.
• Be transparent on current rents and yield: a buyer who can see a path to around 6% gross yield at their purchase price will be more comfortable transacting quickly.

Second, position your unit clearly versus the small competitive set. With only 3 sale listings in the snapshot, differentiation is easier if you do it systematically:

• Professional photos and accurate floor plan to show why your unit rents better than a standard 1-bed.
• Clear information on actual or achievable rent (per year and per month) and the tenant profile you have or target.
• Realistic days-on-market expectations: if you price close to the mid-range between sold and ask levels, your apartment should be among the first to draw serious investors because it “works” on paper.

Finally, be ready with documentation: recent service charge statements, tenancy contracts (if rented), snagging or maintenance history. Serious investors in Business Bay move faster when risk and unknowns are minimised.

Investor scenarios: risks, exit strategies and upside

From an investor’s angle, the core question remains: Is a 1-bedroom apartment in Residence 110 Dubai a good investment given the current numbers and your risk appetite?

We can break it down into three typical scenarios based on the analysed data.

1. Income-focused investor

Profile: You target stable cash flow, moderate leverage, and a 5–7 year hold.

• Objective: Lock a 6%+ gross yield in a central location with realistic exit liquidity.
• Execution: Aim to buy close to the historical median (around AED 1.9–2.0M) rather than today’s highest asks. Validate rent potential around AED 120,000–125,000 per year.
• Risk: Main risk is paying too far above recent deal levels, compressing yield toward 5% or below. Mitigate by using a data-backed negotiation strategy anchored in transaction psf levels.

2. Total-return investor (yield + moderate appreciation)

Profile: You accept a slightly lower yield at entry if you see a path to capital growth over 3–5 years.

• Objective: Combine a 5.5–6% gross yield with mid-single-digit annual price appreciation as Business Bay and surrounding infrastructure continue to mature.
• Execution: Focus on units with characteristics that may outperform the median later (better views, efficient corner layouts, higher floors) while still staying within a reasonable premium over recent sold psf.
• Exit: Liquidity indicators (around 2.5 deals per month in the sample and 1.2 months of inventory) suggest that, if these patterns continue, you should be able to exit without extreme price cuts, provided you keep your asking close to prevailing deal medians at the time of sale.

3. Short-horizon or highly leveraged investor

Profile: You rely on aggressive leverage or a short 1–2 year flip horizon.

• Risk: This is where the 22% ask-versus-sold psf gap becomes dangerous. If you buy at a premium and the market simply reverts to historical medians rather than expanding further, your equity buffer is thin.
• Conclusion: Residence 110, as seen in this dataset, looks more suitable for disciplined income and total-return investors than for speculative short-term flipping.

In all scenarios, your answer to “Is a 1-bedroom apartment in Residence 110 Dubai a good investment” depends on paying attention to three levers: entry price versus recent psf deals, achieved or realistic rent relative to your cost base, and your planned exit window versus the observed transaction pace. The building itself provides a functional base case: solid liquidity in the sample and respectable yields, but not a free lunch if you ignore pricing discipline.

Summary and answers to common questions

Based on the analysed sample of 30 sales for 1-bedroom units in Residence 110 and the current listing snapshot, this tower presents itself as a relatively liquid, income-oriented investment option within Business Bay, provided you are disciplined on entry price.

Key conclusions:

• Price and liquidity: Around 2.5 transactions per month in the dataset, with an estimated 1.2 months of inventory, indicate active demand and manageable exit risk for reasonably priced units.
• Pricing tension: Current asking prices are roughly 22% above the median achieved price per sq ft in the sample. Smart investors will negotiate closer to historical achieved levels, not the top-of-market asks.
• Yield: Using the median sale price of about AED 1.99M and estimated median rent of around AED 125,250, the implied gross yield is approximately 6.3%, with a price-to-rent ratio near 15.9 years.
• Risk profile: The building looks better suited to investors seeking stable income and moderate appreciation than to highly leveraged short-term flippers.

Short Q&A for investors:

Q: Is a 1-bedroom apartment in Residence 110 a good choice if I worry about too many competing listings?

A: In the analysed snapshot there were only 3 active sale listings, against a sample of 30 deals over 12 months. That points to a tighter, not oversupplied, micro-market in this tower.

Q: How high can I push rent?

A: Current rental listings for 1-beds in this building cluster around AED 123,000–127,500 annually. For a conservative model, plan around AED 120,000–125,000 and treat anything above as upside, subject to tenant quality.

Q: What is a rational target purchase price?

A: Use the median of recent deals (around AED 1.9–2.0M, circa AED 1,850 psf) as your anchor, then adjust for your unit’s floor, view, condition and furnishing. Paying close to current median asks (around AED 2.3M) will compress your yield and reduce your margin for error.

Q: Does the lack of long rental history data make this investment risky?

A: While the dataset does not include many historic rental transactions for this specific tower, the combination of current rent listings, Business Bay tenant demand, and solid yield estimates provides a workable basis for underwriting, especially if you price conservatively.

If you want a more tailored view of your specific unit or a shortlisted apartment in Residence 110, a customised cash-flow model and exit scenario analysis can refine these building-level averages to your personal strategy.