ROI analysis of apartment in Al Murad Towers: DLD data and real deals — 13.12.2025

1. Definition of the area and data structure

Actual location: All transactions for AL MURAD TOWERS (using the building name as a filter) are recorded in DLD data as being in Al Barsha First, without reference to any master project. The sample for this asset is quite extensive: a total of 170 transactions for the building, including 48 deals for 2-bedroom apartments (2BR) — this allows for in-depth analysis at the level of this specific unit type within this particular building.

2. Liquidity and demand structure analysis

Over the past five years, AL MURAD TOWERS (2BR) has seen between 2 and 15 transactions per year (the only “dip” being during the pandemic years 2020 and 2021). Over the last 12 months, 6 transactions for 2-bedroom units have been registered — liquidity for individual 2BRs in this building is considered good for the secondary residential segment, with enough deals even for quarterly trend tracking.

Across Al Barsha First as a whole, demand is huge: in just the last 12 months, more than 12,000 residential apartment lease contracts have been concluded.

3. Price dynamics and market levels

Average price per square metre dynamics for 2BR in AL MURAD TOWERS:
– Current level over the last 12 months: 10,811 AED/m² (based on the latest 6 transactions).
– Over the past 2–3 years, the range has been roughly 7,500 to 14,000 AED/m², with quarter-to-quarter volatility.
– There are peaks (Q1 2022 — above 13,500 AED/m²), but in recent quarters the average price has stabilised in the 9,000–11,500 AED/m² range.

For comparison, across Al Barsha First (2BR):
– The current average price in the district is significantly higher — 18,533 AED/m² (based on 48 transactions over 12 months), but this growth is driven by a number of new/prime projects and “hot deals” outside this particular complex.

Thus, 2BR units in AL MURAD TOWERS are trading at a 40–45% discount to the district average, despite fairly stable liquidity and demand within the building itself.

4. Rental market and yields

For AL MURAD TOWERS itself and for the 2BR type, DLD has not recorded a single unique rental contract in recent years (or the data is so fragmented that it is technically impossible to extract). This is typical for assets where leases are arranged off-record, or where deals are concluded on long-term contracts. Therefore, all rental and yield estimates can only be made at the level of the wider Al Barsha First district.

Average annual residential rent in the district (all apartments):
– Over the last 12 months — 850 AED/m² (based on a very large dataset: more than 12,000 contracts).
– The 3–4 year trend shows a steady increase in rates: until 2021 — 570–620 AED/m², now — 820–870 AED/m².
– Rental levels in the district have been stable over the last 4–6 quarters, with low volatility for such a large area.

5. ROI and the “fair price range”

Since there are no DLD rental contracts for the building itself, ROI can only be calculated for the wider district market.
– Gross yield (indicative): 850 / 18,533 ≈ 4.6% per annum at current prices (the average level for the district if buying at the average market price).
– As a benchmark: to achieve a 7%–8% annual yield at this average rent level (850 AED/m²), the “investment-fair” price range would be 10,625–12,142 AED/m².

This is above the current sale level for AL MURAD TOWERS (2BR), meaning that at the moment, purchasing a 2-bedroom unit in this building and renting it out at prevailing district rates can potentially deliver a yield above the district average (from 7% and higher in practice, assuming successful leasing).

Taking into account all associated costs (taxes, agency commission, registration, etc.), the actual “net” yield after expenses is reduced by roughly 7–8%, which implies a net ROI in the region of 6.5–7.5%.

6. Conclusions on liquidity and investment appeal

– The asset is liquid; transactions occur regularly even for the specific 2BR format.
– In-building prices are significantly below the district average — this may represent an attractive opportunity for an investor.
– The rental market is very deep, with a wide choice for tenants.
– Building-level yield cannot be calculated (no DLD rental contracts for the building), but at district level one can expect 4.5–5% when buying at the average market price; when buying at AL MURAD TOWERS price levels, the yield potential is significantly higher (approximately 7%+ gross with proper leasing).
– The building is attractive for yield-focused investors, given the objectively low entry price relative to the district average.