1. Definition of the area and data structure
Actual location:
AJMAL SARAH is located in Wadi Al Safa 5 and is part of the Dubai Land Residence Complex master project. This is confirmed by direct DLD data: all transactions for this building are associated specifically with this area and this master project.
Data structure:
The DLD_transactions database records 30 apartment transactions (type “Flat”) in this building. For 2-bedroom units (2 b/r), transactions are distributed across quarters of 2021 and 2024, and there are also future dates that are not included in the analysis. As of the analysis date, the rental contracts database does not contain a single lease agreement for 2-bedroom apartments in this building or in the master project. At the Wadi Al Safa 5 area level, the volume of residential lease contracts is very high (over 56,000), which allows us to build a valid area benchmark.
2. Sales dynamics: AJMAL SARAH and the area
Transaction frequency and dynamics:
Transactions in the building occurred sporadically by quarter:
– 2021: there were transactions for 2-bedroom apartments (max. 2 per quarter)
– 2024: again a low volume is observed – only a couple of transactions per quarter.
Average price per square metre (2-bed, AJMAL SARAH, by quarter):
– 2021, Q1: around 4,900 AED/m²
– 2021, Q4: a jump to 10,900 AED/m²
– 2024, Q2: around 4,000 AED/m²
There is high volatility in the building’s average price due to the small number of transactions — single sales per quarter significantly skew the figure.
For comparison, the dynamics of the average price per m² for similar apartments in Wadi Al Safa 5:
– 2021, Q1: approximately 4,200 AED/m²
– 2022, annual average: 4,500–6,100 AED/m²
– 2023: growth to 5,700–8,500 AED/m²
– 2024: range of 6,600–10,700 AED/m²
The area shows a clear upward price trend over the last two years; the figures are more stable and form a benchmark that can be used for investment calculations.
Current price level over the last 12 months:
– AJMAL SARAH, 2-bed: average 7,063 AED/m² (based on a small number of transactions — interpret with caution)
– Wadi Al Safa 5, 2-bed: average 11,705 AED/m²
Thus, transactions in the building are significantly cheaper than the current area averages (a gap of almost 40%).
3. Rental rate analysis and dynamics
There are no rental transactions for the building or the master project: the DLD database does not record a single contract for AJMAL SARAH or for Dubai Land Residence Complex (2-bedroom apartments).
Wadi Al Safa 5:
Dynamics of average annual apartment rent (all types) per m²:
– 2021: 400–420 AED/m²/year
– 2022: gradual growth to 530–540 AED/m²
– 2023: to 600+ AED/m²; a confident upward trend
– 2024: growth to 650–730 AED/m² in the latest quarters.
Average rental level over the last 12 months in the area: 773 AED/m²/year.
The distribution of rates varies widely (from 400 to 1,300+ AED/m²/year), which is due to the heterogeneity of properties, sizes and segments; at the same time, the average is stable thanks to the large sample size.
4. Comparison of the building and the area. Yield (ROI) assessment
AJMAL SARAH: DLD has no data on rental rates. It is impossible to calculate the actual yield for the building — there is no information base on real contracts.
Wadi Al Safa 5:
– Current average rental rate: 773 AED/m²/year
– Average purchase price for a 2-bed apartment: 11,705 AED/m²
Projected yield (ROI) for the area:
– Gross yield (brutto ROI): 773 / 11,705 ≈ 6.6% per annum.
– Adjusting for acquisition costs (~7–8% of the price): net yield (net ROI) falls to 6.1–6.2% per annum.
Fair price range for a 7–8% yield:
– At the current average rent of 773 AED/m², a fair purchase price for a target yield of 7–8% would be 9,665–11,043 AED/m².
– Actual transactions in the area are now close to the upper bound of this range, so the potential for an investment price premium is limited.
Transactions in AJMAL SARAH have taken place below the area average, which may reflect the age/condition of the building or other specifics, but it is impossible to estimate the average real ROI for this building due to the lack of validated DLD rental information.
5. Practical conclusions and outlook
– Liquidity in AJMAL SARAH is moderate: there are transactions, but they are infrequent and the volume is small, which is typical for “boutique” buildings.
– Wadi Al Safa 5 enjoys stable demand: thousands of rental contracts are recorded annually, and the growth dynamics of both rents and sale prices over the past 2–3 years are confidently positive.
– The building is currently noticeably cheaper than the area average in terms of sale prices, which may represent an entry point for price arbitrage or indicate a justified discount (building age, quality, micro-location).
– The average investment yield in the area under current conditions is 6–6.5% per annum after expenses — this is below the “ideal” 7–8% target for many investors, but is consistent with current price and demand dynamics in the location.
– For an investor focused specifically on purchasing in AJMAL SARAH, it is currently impossible to assess real yield — there are no confirmed DLD rental data. One should rely on area-level figures; however, when only sales are considered without rental data, it is impossible to calculate a fair investment price and ROI for the building.
6. Recommendation
To properly assess the investment potential of AJMAL SARAH, it is critically important to clarify information on the actual market rent in the building — without this, any ROI calculations will be purely indicative. The current price level in the building looks significantly more attractive than the area benchmark, but the lack of rental data does not allow for definitive conclusions on yield.
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