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1. Definition of the area and data structure
Actual location:
According to DLD, the Al Waleed Garden 2 building is located in the Al Jadaf area, within the Dubai Health Care City Phase 2 master project.
Data structure:
For Al Waleed Garden 2 and the 1-bedroom apartment (1BR) segment, there are more than 35 sale transactions recorded over the past 12–18 months. The rental contracts table shows no new rental contracts for this building and the master project — not a single valid 1BR contract (<1 transaction), therefore the rental segment is analyzed at the Al Jadaf area level.
2. Liquidity and demand
Sales:
1-bedroom apartments in Al Waleed Garden 2 have been actively sold, with the bulk of transactions falling in 2023 (Q3–Q4) and 2024 (Q1–Q2). The transaction volume over the last 4 quarters exceeds 35 deals, which indicates high liquidity of the building itself compared with similar new projects in Al Jadaf. For comparison, across the area as a whole, hundreds of 1BR transactions were registered over the same period — demand is consistently high.
Rentals:
There is no meaningful number of new rental contracts for the building and the master project (no valid contracts over the last 12 months). All further rental yield analysis is therefore provided only at the Al Jadaf area level.
The rental market in Al Jadaf is well developed: over the past 12 months more than 4,000 residential rental contracts have been registered, confirming strong demand fundamentals.
3. Price dynamics: Al Waleed Garden 2 and Al Jadaf
Average price per square meter, last 12 months:
– In Al Waleed Garden 2, based on registered 1BR transactions, the average price per m² is ~12,235 AED.
– In Al Jadaf, the average price for 1-bedroom apartments is ~18,258 AED per m² (also for the last 12 months).
This shows that Al Waleed Garden 2 has recently been selling below the area’s average price level in the 1BR segment.
Quarterly price dynamics:
– In the building itself: from Q3 2023 to Q2 2024, the average transaction price increased from ~11,900 to ~16,800 AED/m², then corrected (~14,200 AED in Q4).
– In Al Jadaf, after a growth phase (from ~9,400–12,600 in 2022 to 17,800–19,250 in 2023–2024), prices also show volatility, but remain above the Dubai market average, confirming the attractiveness of the location.
4. Rental dynamics and levels (by area)
In the absence of data for the building itself:
– Al Jadaf over the last 12 months: the average annual residential rental rate is ~965 AED/m². Quarterly data shows growth from 800–830 AED/m² in 2023 to 940+ AED/m² in the most recent quarters.
At this rental level, it is one of the most dynamic zones in Dubai Creek, with steady upward movement. New contracts are signed each quarter in the volume of 1,500–2,200 deals.
5. Price-to-rent ratio and yield assessment (ROI)
ROI can only be calculated at the Al Jadaf area level (no data for the building).
– Current average purchase price level: ~18,258 AED/m² (area, 1BR); average rent: ~965 AED/m² per year.
– Gross yield (ROI): ~5.3%.
Taking into account standard acquisition costs (DLD fee, agency, other expenses — around 7–8% of the purchase price), the expected net yield (ROI net) is around 4.9–5.0%.
Fair price range (target ROI 7–8%):
– To achieve 7–8% per annum at current area rental levels, an investor needs to buy at 12,000–13,800 AED/m² or lower. Current purchases in the area are closing above this range.
– In Al Waleed Garden 2, where the average price per m² in recent transactions was ~12,235 AED, an investor could effectively achieve the desired ROI range (7.0–8.0%). This is especially relevant for those who bought at launch.
6. Conclusions and recommendations
– The building has high liquidity: over 35 1BR units were sold in a year.
– Over the last 12 months Al Waleed Garden 2 has been selling at a significant discount to the area’s average prices, making it one of the most attractive residential buildings in Al Jadaf for yield-focused investors.
– The area has an extremely active rental market. The tenant base is stable, and demand for new buildings significantly exceeds the Dubai average.
– Structural market indicators (sale and rental price per m²) are likely to remain elevated in the coming years thanks to the area’s developed infrastructure.
– Key rent/price ratios in Al Waleed Garden 2 are currently above the market, but as remaining stock is sold or rents grow further, ROI may gradually converge towards the area average (~5.0–5.3%).
Investor summary: From the perspective of acquiring a new asset at or slightly below market price, the building initially offered an almost optimal balance between price and future rent. Going forward, a reasonable entry level to maintain a target yield of 7–8% per annum would be at or below 13,800 AED/m², or alternatively, investors can use current area ROI levels as a benchmark.
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