1. Definition of the area and data structure
Actual location: According to open DLD data, the Al Haseen Residence building belongs to the Saih Shuaib 2 area. Transactions for the sale of two-bedroom apartments (“2 b/r”) are recorded mainly under the names “Al Haseen Residence” and “AL HASEEN RESIDENCES”. The building has a stable track record both for sales and rentals, which allows for a full-fledged comparative analysis.
2. Transaction volume and dynamics. Liquidity
Over the past 24 months, 25 transactions have been completed for two-bedroom apartments in Al Haseen Residence, 2 of which fell within the last 12 months. In total, across the entire building (all layouts), 97 transactions have been recorded. For comparison, in Saih Shuaib 2 as a whole, under similar parameters (residential apartments, average size), the number of transactions reaches hundreds per quarter, which indicates high liquidity of the area overall and a steady demand for apartments in Al Haseen Residence.
Rentals: in the last 12 months alone, 96 rental contracts have been signed in the building (in total, more than 640 active contracts since 2020). This points to high turnover and strong tenant demand for the complex, and therefore its attractiveness for income-focused investors.
3. Dynamics of average purchase price per m² (last 3–5 years)
Al Haseen Residence, two-bedroom units:
– During 2024, the average price per m² increased from 11,400 AED (Q2) to 13,200 AED (Q4).
– Over the last 12 months, the average price per m² has been 14,645 AED for two-bedroom sales (sample size is sufficient for robust data; transactions are not one-offs).
– The trend is consistently positive: while at the beginning of 2024 deals were closing at 11,000–12,000 AED per m², by the end of the year and into early 2025 prices reached 14,500–15,000 AED per m².
Saih Shuaib 2 area (comparable segment – residential units 40–150 m²):
– Historically, until 2023, average prices fluctuated in the 5,300–8,000 AED per m² range.
– From 2024, a significant increase is observed: the average annual price rose from 8,000 to 13,000–14,000 AED per m², and in 2025 transactions have been recorded at levels comparable to Al Haseen Residence (up to 14,700 AED per m² in peak quarters).
Conclusion: Over the past 12 months, Al Haseen Residence has been trading at a premium to the wider area — roughly 16% above the average price per m² (building: 14,645 AED / area: 12,642 AED).
4. Dynamics of average rental rate per m²
Al Haseen Residence (all apartments combined):
– Over the last 4 years, the rental rate per m² has grown from 400–500 AED (2020–2022) to 570–660 AED (2023–2024). The most recent quarters show levels of 660–726 AED per m².
– The average annual rent per m² over the last 12 months in the building is 705 AED (96 actual contracts).
Saih Shuaib 2 (area-wide):
– Over the last 12 months, the average rental rate in the area is significantly higher: 1,718 AED per m² (2,020 observations for residential apartments). This likely reflects specific features of other complexes, or heterogeneous data quality across the area’s stock.
5. Comparison: investment yield (ROI)
Calculations are based on actual average values over the last 12 months (to make purchase and rental data comparable). Formula: annual rental rate / purchase price per m².
For Al Haseen Residence:
– Average purchase price: 14,645 AED per m² (two-bedroom units, last 12 months).
– Average rent: 705 AED per m² per year.
– ROI_brutto (before expenses): 705 / 14,645 ≈ 4.8% per annum.
For Saih Shuaib 2:
– Average purchase price: 12,642 AED per m².
– Average rent: 1,718 AED per m² per year.
– Area-level ROI_brutto: 1,718 / 12,642 ≈ 13.6% per annum.
Adjustment for acquisition costs (7–8% on top of purchase price):
For the building, a realistic benchmark is ROI_net ≈ 4.5% per annum (14,645 x 1.07 ≈ 15,675, hence 705 / 15,675 ≈ 4.5%).
6. Assessment of the “investment price” range for a target yield of 7–8%
For Al Haseen Residence:
– For a 7–8% yield, the “fair price” for an investor would be: 705 / 0.08 = 8,800 AED per m² (at 8%), 705 / 0.07 = 10,100 AED per m² (at 7%).
– The current average market price (14,645 per m²) SIGNIFICANTLY exceeds this range, meaning the asset is currently positioned more for an end user than for an investor targeting a 7–8% ROI. Achieving such yields would require a market-unrealistic discount of around 30–40% from current prices.
– For Saih Shuaib 2 (based on a rental rate of 1,718 AED/m²/year), the “investment price” range is 21,400–24,500 AED per m², which once again highlights the atypically high rental contracts outside Al Haseen Residence and a certain heterogeneity of the area’s market.
7. Conclusions. Investor outlook
Al Haseen Residence has shown confident growth in price per m² (over 20% year-on-year), demonstrates liquidity and a high number of sales and rental transactions. The price increase over the last year has largely outpaced the wider area. However, current prices for two-bedroom apartments are almost 1.4 times higher than the “investment” range that would deliver a 7–8% yield. Internal building rental levels are significantly below the wider area, and for a buy-to-let strategy in 2024–2025, return expectations should be adjusted: the building is attractive for capital appreciation, but not for a classic income investment (ROI_net ~4.5% per annum).
From the standpoint of liquidity and capital growth, the complex remains highly sought after in its segment; the volume of rental and sales transactions confirms sustained interest from both buyers and tenants. At the same time, current price levels are justified for end users or for investors focused more on long-term capital appreciation (liquidity, price growth) rather than on yield.
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