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How to sell an unit in Residence 110 – in this article we analyse real transaction data, prices, rental yields and liquidity for owners and investors.
For clarity, we may refer to the same unit as an apartment, a property, or a home depending on context.
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 enter the building at today’s asking levels, or does it make more sense to wait for a correction? Based on a focused dataset of 30 resale transactions for 1-bedroom units in Residence 110 in Business Bay over the last 12 months, we can quantify where current seller expectations sit versus recent achieved prices, how liquid this tower really is, and what that means for your risk–return profile as an investor.
In this article, we break down transaction history, current asking prices, rental yield potential (despite the lack of registered leases in the dataset), and realistic exit strategies. The angle is strictly investor-focused: should you buy now, bid lower, or stay on the sidelines and wait for better entry levels in Residence 110?
What you must know about the Dubai market before selling
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Before zooming into Residence 110, it is important to frame the numbers within the broader Dubai and Business Bay context. Across the city, the last few years have been characterised by strong capital appreciation, shrinking yields in prime locations, and intense demand for ready, well-located stock. Business Bay, as a mixed-use extension of Downtown, has been one of the core beneficiaries of this cycle.
Residence 110 is a ready, completed tower in Business Bay, and in the analysed dataset all 30 transactions over the last 12 months are ready (secondary) sales, with no off-plan share. This is relevant for an investor, because:
- Price discovery is based on actual ready-unit resales, not marketing prices of off-plan launches.
- Exit liquidity depends on end users and investors buying completed inventory, not on future handovers.
- Volatility is usually lower than in pure off-plan communities, but upside can also be more gradual.
Market-wide, Dubai is not in a steep correction phase at the moment, but individual buildings can show temporary overpricing when sellers’ expectations run ahead of the last recorded deals. As we will see, Residence 110 currently looks like a textbook example of this divergence between asking prices and recently achieved levels.
Deal history for the building: price and demand dynamics
The core of the investment case in Residence 110 lies in the sales history. In our sample of 30 transactions for 1-bedroom apartments in Residence 110 over roughly the last 12 months (from 20 February 2024 to 10 February 2025), the median sale price was about AED 1,991,025. The median price per square foot in this dataset stands at around AED 1,850 psf.
The sample spans 356 days, with an average of about 2.5 transactions per month. This indicates healthy and fairly consistent liquidity for a single-bedroom product within one tower, an important factor if you are planning a 3–5-year hold with the option of a relatively quick exit.
Looking at some individual transactions from this dataset gives additional colour:
- Lower recorded prices for 1-beds were in the AED 1.78–1.79 million range, at around AED 1,748–1,880 psf depending on exact size.
- Several deals cleared in the AED 2.0–2.02 million band, often at around AED 1,800–1,980 psf.
- The upper range of the sample approaches AED 2.09 million for a 1-bedroom, with around AED 1,890 psf.
This range suggests an active price corridor roughly between AED 1.75 million and AED 2.1 million for typical 1-bedroom layouts during the period, with the market gravitating towards just under AED 2 million. Importantly, there is no evidence in this dataset of a sharp collapse in achieved prices; instead, the building shows a relatively stable trend with modest fluctuations around the median.
For an investor asking “Is a 1-bedroom apartment in Residence 110 Dubai a good investment compared to last year’s buyers?”, it means new entrants today are being compared against this AED 1.85k psf reference band. Any bid significantly above that needs to be justified by either a unique unit (view, floor, fit-out) or an expectation of continued price growth in Business Bay.
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
While history shows what buyers have been willing to pay, your entry decision must be based on where asks are today. In the current dataset of active resale listings for Residence 110, we see only one 1-bedroom listing, offered at AED 2,300,000 with a quoted size of 1,018 sq ft. This implies an asking level of roughly AED 2,259 psf.
When we compare this to the median achieved price per square foot from the recent transactions sample (about AED 1,850 psf), the overheat indicator shows an ask-to-sold psf ratio of around 1.22. In other words, the currently observed asking level is roughly 22% above the median achieved prices in the last 12 months.
From an investor perspective, that has several implications:
- Current sellers in Residence 110 appear to be testing the upper range of buyer tolerance, not offering a discount to the latest deals.
- If more owners follow this price anchor, the average asking band may drift towards AED 2.2–2.3 million for 1-beds, at least initially.
- Buyers who accept the current ask are effectively paying a premium to the last recorded median, betting on future appreciation or a unique unit quality.
On the liquidity side, the building looks efficient: with an estimated 2.5 deals per month in the recent period and the current observed inventory equivalent to roughly 0.4 months of stock, Residence 110 appears tight on available supply in this dataset. Low months of inventory usually supports prices and shortens selling periods, but it can also tempt some owners to push asking prices above fair value.
This is where timing matters. For a disciplined investor, the key question is not only “Is a 1-bedroom apartment in Residence 110 Dubai a good investment?” but “At what entry price, relative to the last 12 months’ closing range, does it become attractive?”
Current sale listings in this building
| Listed Date | Price Value | Size Sqft | Price Psf | Status |
|---|---|---|---|---|
| 2025-11-07 | 2300000 | 1018 | 2259 | completed |
Rent and yields: detailed view for investors
The rental side is less transparent for this specific building based on the current dataset. There are no registered rental transactions for 1-bedroom units in Residence 110 in the period covered, and there are also no active rental listings in the sample. This means we cannot calculate a precise building-level gross yield from the provided data alone.
However, institutional investors do not make decisions in a vacuum. When rental records are missing for a particular tower, they typically:
- Benchmark yields against comparable 1-bedroom stock in Business Bay (usually mid- to high-single-digit gross yields, depending on age, quality and furnishing).
- Apply conservative rent assumptions disconnected from the most aggressive online asking rents.
- Stress-test scenarios with lower rent and longer vacancy to reflect the lack of tower-specific evidence.
A practical approach for Residence 110 would be:
- Use a conservative Business Bay benchmark gross yield band (for example, 5–7% as a working range, to be refined by live market checks and viewing feedback).
- Apply this band to the purchase price options you are considering (e.g. at AED 1.9m, AED 2.0m and AED 2.3m) and calculate annual rent requirements to hit each yield level.
- Cross-check whether those rents look realistic against current Business Bay 1-bedroom asking and achieved rents, even if they are not specifically in Residence 110.
Because the dataset does not include community-level rent registrations in the parent area either, every yield estimate here must be treated as indicative rather than precise. From a risk-management perspective, you should underwrite your deal on the assumption that actual rent might land below optimistic broker anecdotes and that the first leasing period could take longer than ideal.
Seller strategy: how to prepare and sell this type of apartment in Dubai
Even though the story mode is investor-focused, many potential buyers are simultaneously owners or planning to exit in a few years. Understanding seller dynamics in Residence 110 is therefore crucial to your long-term strategy.
Based on the sample of 30 recorded resales and the current asking-versus-sold gap, Residence 110 looks like a building where realistically priced 1-bedrooms find buyers, but overly ambitious asks may face resistance once more inventory appears. For a future seller, or a current owner evaluating options, several strategic points stand out:
- Price anchoring: the median achieved level around AED 1.85k psf (just under AED 2.0m for a typical 1-bed) will remain a psychological anchor for informed buyers, especially investors who study the data.
- Premium justification: to achieve something closer to AED 2.2–2.3m today, the unit must clearly outperform the median (views, floor height, interior condition, or a rare layout). Without this, buyers will push back using transaction history as leverage.
- Timing sales: with an estimated 0.4 months of inventory in the current sample and around 2.5 deals per month, a realistically priced unit in Residence 110 can, in principle, sell relatively quickly. If more stock hits the market, that time-to-sell could expand.
For an investor planning a 3–5-year hold, the optimal seller strategy is to treat current price levels as a data point, not a guarantee. You should be prepared to exit either slightly below the peak if liquidity starts to weaken, or to hold through short-term fluctuations and target an exit during periods of tight supply similar to what is observed now.
Investor scenarios: risks, exit strategies and upside
For a data-driven investor considering an entry today, the key is to translate the observed numbers into scenarios.
1. Entering at current asking levels
Suppose you buy close to the currently observed ask around AED 2.3m (approximately AED 2,259 psf). Relative to the median achieved level of about AED 1,850 psf in the last 12 months, you are paying roughly a 22% premium to the typical transaction in the dataset.
To justify such a premium, you should have one or more of the following convictions:
- The specific unit has superior fundamentals (view, layout, floor, finishes) compared with the majority of past transactions.
- You expect Business Bay and Residence 110 prices to continue rising, lifting the overall psf band and normalising today’s premium within a few years.
- You are targeting more of a capital preservation and lifestyle play, where yield is less critical.
The main risk in this scenario is that if the market simply stabilises, later buyers may again transact closer to the AED 1.8–1.9k psf corridor, reducing your resale options unless you accept a lower exit price.
2. Targeting a discount to recent deals
A more defensive strategy is to anchor your bids closer to the recent transaction range – for example, around AED 1.9–2.0m for a standard 1-bedroom. In this case, you are aligning with where many actual buyers have closed over the last year, based on the sample of 30 transactions.
This approach offers several benefits:
- Lower downside if the market experiences mild price pressure or if more resale units hit the market.
- Easier to reach acceptable gross yields, given lower capital outlay and the same achievable Community-level rent band.
- Greater exit flexibility, as your resale price will compete more comfortably with historic benchmarks.
3. Waiting for a correction
Some investors may conclude that in the current micro-snapshot, Residence 110 appears overheated on the asking side. Waiting for either:
- More listings to appear (increasing months of inventory), or
- A few recorded deals at lower psf levels,
could create a more attractive entry point. The trade-off is opportunity cost: if the building continues to transact around current levels or moves higher, you may miss the current cycle altogether.
Practical conclusion for an investor
From a pure data standpoint, “Is a 1-bedroom apartment in Residence 110 Dubai a good investment right now?” largely depends on entry price discipline. The building is liquid, all deals in the sample are ready units, and the recorded price band is clear. The only visible sign of overheating is the 20+% gap between the recent median and the currently observed asking level.
For most yield- and risk-aware investors, Residence 110 looks most compelling if you can buy closer to the historic transaction corridor (around the AED 1.9–2.0m mark for a standard unit) rather than at the top-of-market asks. For exceptionally located or upgraded units, a moderate premium may still be justified, but it should be supported by a clear investment thesis, not just by optimistic seller expectations.
Summary and answers to common questions
Based on the analysed dataset of 30 resale transactions for 1-bedroom units in Residence 110 over the last 12 months, the building offers a combination of:
- Solid liquidity (about 2.5 observed deals per month in the sample).
- A clear historical price band (median around AED 1.99m and approximately AED 1,850 psf).
- A currently elevated asking example (around AED 2.3m at roughly AED 2,259 psf, or about 22% over the recent median).
Is a 1-bedroom apartment in Residence 110 Dubai a good investment at any price? No. It becomes a stronger proposition when you can negotiate an entry close to, or only moderately above, the historical transaction corridor and when your rent assumptions are conservative. The absence of precise rental data for this building in the provided sample means every yield model should include buffers for rent and vacancy risk.
In summary:
- Residence 110 is a credible, liquid Business Bay asset with fully ready stock in the analysed period.
- The main current risk is overpaying relative to last year’s actual transaction levels.
- Disciplined price negotiation and realistic rent assumptions are key to making the investment case work.
FAQ
Q: Does the dataset show strong demand for 1-beds in Residence 110?
A: Yes, the analysed sample shows around 30 transactions over roughly a year, or about 2.5 per month, indicating good unit turnover for a single-bedroom product in one tower.
Q: Are current asking prices aligned with recent sale prices?
A: In the current snapshot, the observed 1-bedroom listing at AED 2.3m sits about 22% above the median achieved price per square foot in the recent transactions dataset, signalling a seller premium.
Q: Can I rely on the numbers as a full picture of the market?
A: No. All figures here refer only to the analysed sample of transactions and listings, not the entire market. They should be used as guidance, complemented by fresh, on-the-ground checks before making a final decision.
