1. Area definition and data structure
Actual location: according to DLD, Alexis Tower is located in the Jabal Ali Industrial Second area, master project — Down Town Jabal Ali.
There are 501 registered sales transactions for Alexis Tower in the sales database, of which 18 relate to 2-bedroom apartments.
The rental contracts database shows 274 active leases in Alexis Tower; however, using the “2 bedrooms” filter for the last 12 months returns no contracts. Rental data is available only in an averaged format for the entire building and for the area.
2. Liquidity and transaction activity
Over recent years, the frequency of transactions for 2-bedroom apartments in Alexis Tower has been as follows:
– 2021: 6 transactions
– 2022: 1 transaction
– 2023: 1 transaction
– 2024: 2 transactions (to date)
– 2025: 8 transactions (future dates can be pre-registered in DLD for off-plan/re-registrations and are not used in the calculation).
This indicates medium liquidity for 2-beds: the market records up to several real sales per year, although activity spikes are possible in connection with project completion stages.
Overall, there are significantly more sales across the building, which confirms strong demand for the project on both the secondary and primary markets.
3. Price dynamics over the last 3–5 years
Average price per square metre dynamics for 2-bedroom apartments in Alexis Tower (prices averaged across transactions since 2021):
– 2021: 10,895–10,575 AED/m²
– 2022: 10,891 AED/m²
– 2023: 10,351 AED/m²
– 2024 (current quarters): 8,499–10,329 AED/m²
Average price per m² over the last 12 months: 11,084 AED/m²
For comparison, across Jabal Ali Industrial Second the average price per m² in the “residential apartment” segment (last 12 months) is 13,557 AED/m². In 2021–2024 the price range for the area was wider — from 7,100 to 14,000 AED/m², which indicates substantial dispersion depending on the asset and timing of the deal.
In terms of dynamics, the price per m² for 2-beds in Alexis Tower has been gradually softening against the general trend in the area: in 2021–2022 the price showed a slight decline, and in 2023–2024 there was a short-term dip on individual transactions. Overall, the building is priced slightly below the area average; over the last 12 months the gap has been approximately -18% versus the district level.
4. Rental levels and dynamics
No 2-bedroom apartments in Alexis Tower have been recorded in DLD rental registrations over the last 12 months; there are no contracts in this category. The average rental rate for the entire building (regardless of unit type) is 1,293 AED/m²/year. This is an aggregate figure for all apartment types.
In Jabal Ali Industrial Second, the average rental rate for the same period is 1,118 AED/m²/year.
Clearly, Alexis Tower is priced above the area average within the rental stock; the difference is estimated at 16%, which is typical for a new, modern project with good finishes.
There is no quarterly breakdown for 2-bedroom rentals; for ROI analysis, the average rental level for the building is used.
5. Investment yield (ROI) and fair value benchmark
Actual 12‑month averages:
– Purchase of a 2-bedroom: 11,084 AED/m² (Alexis Tower), 13,557 AED/m² (area)
– Rent: 1,293 AED/m²/year (building), 1,118 AED/m²/year (area)
ROI calculation (gross, excluding expenses):
– Building: 1,293 / 11,084 = 11.7% per annum
– Area: 1,118 / 13,557 = 8.2% per annum
Adjusted for initial costs (≈ 7%):
– Building: 11.7% / 1.07 = 10.9% per annum
– Area: 8.2% / 1.07 = 7.7% per annum
Range of “investment fair” prices for an investor targeting a 7–8% yield:
– Building: fair price = 1,293 / 0.08 ≈ 16,163 AED/m² (for 8%) to 1,293 / 0.07 ≈ 18,471 AED/m² (for 7%)
– The current market price (11,084 AED/m²) is significantly below the level corresponding to a 7–8% annual yield. This indicates that, if rental performance remains stable, purchasing at current levels delivers an attractive return above the typical investment threshold.
6. Overall conclusions on prospects and liquidity
Demand for Alexis Tower is stable — there are both sales and rentals, although liquidity for 2-beds is moderate rather than mass-market (around 1–3 transactions per year). Prices in the building lag the area average by a noticeable margin (around 18%). At the same time, DLD data shows rents in the building are clearly above the district average, which confirms its attractiveness to tenants as a new product within Down Town Jabal Ali.
Current investment potential is high: overall returns now exceed the standard market benchmark of 7–8% even after transaction costs. Lower purchase prices versus the wider area make entry into the project attractive for investors, although it is possible that rental growth will slow in future as the micro-location matures.
Risks of losing liquidity over a 3–5 year horizon appear low given current demand levels. Short-term price fluctuations were already observed in the first half of 2024. If current rental levels and moderate growth are maintained, an investor can expect returns above the area average; there is also upside potential for prices to move closer to the district average.
Summary: Alexis Tower is one of the highest-yielding buildings in Jabal Ali Industrial Second among new projects. Liquidity for 2-beds is acceptable, though not maximal, while the entry price is significantly below the area average with comparatively high rents. A “buy-to-let” investment strategy here is well justified.
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