ROI analysis of apartment in 340 Riverside Crescent: DLD data and real deals

1. Definition of the area and data structure

Actual location: According to DLD data, 340 Riverside Crescent is confirmed as being located in the Bukadra area. Precise filters by building name were used; all transactions over recent years are recorded as Bukadra, without a specified master project.

Sample structure: A total of 766 transactions have been recorded for this building over the last 5 years, with a significant volume in 2024–2025. For rentals: there are currently no contracts in DLD directly for the building or the 340 Riverside Crescent project (which is typical for new off-plan properties). Therefore, to assess rental rates and yields, current contracts for the Bukadra area were used.

2. Sales dynamics and statistics

Transaction frequency: The highest activity has been recorded from Q3 2024 onwards, which is typical for new projects with off-plan sales.
– The largest transaction volume is 410 in Q3 2024 and 194 in Q4 2024. In subsequent quarters (2025), handovers and re-registrations continue.
– There is a consistently strong market for 1BR units in the building, which is reflected in a substantial sample size.

Average price per m² (1BR, apartment, last 12 months):
– Building: 24,285 AED/m² (159 transactions over the year, filtered by area 30–100 m²).
– Area: 25,543 AED/m² (2,581 transactions over the year for comparable units).

Quarterly dynamics of average price per m² (building, 1BR):
– 2024: a gradual, smooth decline from 26,762 to 25,664 AED/m².
– 2025: continuation of the trend — in the range of 23,856–25,066 AED/m².

In the wider area, price levels are similar but slightly higher after the 2024 peak (25,244–26,195 AED/m² in 2025). Thus, for 1BR units, the current price in the building is slightly below the average market level in Bukadra.

3. Rental analysis and distribution

As of June 2024, DLD shows no registered rental contracts directly for 340 Riverside Crescent or the project as a whole — apparently, the building has not yet been handed over for occupation and the first leases have not started, or the contracts have not yet been uploaded to the DLD database.

All rental and yield analysis is therefore based on the Bukadra area benchmark using valid residential contracts:
– Average annual rent level in Bukadra (all residential apartments, not only 1BR) over the last 12 months is 622 AED/m² (103 contracts according to DLD).
– Quarterly dynamics: over three years, average rental rates have increased from 430–500 AED/m² (2021–2022) to 600–655 AED/m² (2024–2025).
– Average apartment size over the last two years: 145–322 m², meaning that larger units are more frequently represented (there is limited data for pure 1BR stock).

Accordingly, the rental levels quoted reflect the general market rate in Bukadra and may be somewhat understated for smaller formats (1BR units in new buildings may rent slightly higher per m²).

4. Liquidity, ROI and fair price range assessment

Liquidity in the building is very high: over the last 12 months there have been 159 transactions for 1BR units (in this building alone); at the area level, the volume is comparable — the market is highly liquid and active both at the sales stage and in the surrounding rental market.

It is not yet possible to calculate ROI for the building itself (no rental contracts), however for Bukadra:
– Average apartment (across the entire area, not only 1BR): rent 622 AED/m² versus an average purchase price of 25,543 AED/m².
– Roughly, gross ROI for the area: 2.4% per annum (622 / 25,543).
– Adjusting for transaction costs (≈7% of entry price), net ROI is ≈2.2–2.3% per annum.

For an investor targeting a yield of 7–8%, the “investment fair price” per m², benchmarked to the area, would be 7,775–8,887 AED/m². Actual market prices in the building and the area (24,285–25,543 AED/m²) are significantly above this range, which reflects the lack of investment yield in the current Bukadra market: purchases are primarily for own use and capital appreciation.

If 340 Riverside Crescent and its 1BR units are able in future to demonstrate higher rental levels (above the area average), ROI may improve; however, there are still no confirmed DLD rental contracts for this building.

5. Conclusions

340 Riverside Crescent is one of the most liquid assets in the area, with a large transaction volume and stable demand. Market prices for 1BR units are slightly below the Bukadra average, but yields at current area rental levels are low — this is a zone of high capitalisation and growth rather than high rental income.

For an investor targeting passive income of 7–8% per annum, the current Bukadra market at the stated prices requires a substantial discount or further growth in rental rates. For those focused on capital appreciation and liquidity, the building and the area confirm extremely strong buyer demand.