1. Definition of the area and data structure
Actual location: According to DLD, Alexis Tower is located in the Jabal Ali Industrial Second area, within the Down Town Jabal Ali master project. The filters in this report are applied to transactions with two-bedroom apartments (2BR) in this building, with subsequent extension to the wider area.
2. 2BR sales transactions and price dynamics
A total of 18 transactions with two-bedroom apartments (2BR) in Alexis Tower have been recorded on the primary and secondary markets over the past few years, which provides a sufficient sample to analyse the average price and trends.
Dynamics of the average price per square metre (AED/m²) for 2BR transactions in Alexis Tower:
– In 2021–2022 the average level remained in the 10,300–10,900 AED/m² range, without a pronounced trend towards a sharp increase or decrease.
– During 2023 and early 2024 the range was 8,500–10,350 AED/m².
– Over the last 12 months, the average transaction price for 2BR units in Alexis Tower was around 11,080 AED/m², which is slightly below the overall market level of the area.
3. Jabal Ali Industrial Second area benchmark
The transaction volume in the area reaches several hundred deals per quarter, confirming high liquidity and stable demand for real estate.
Historical dynamics of the average price per m² for apartments in the area:
– From late 2021 to late 2022, the price per m² increased from ~9,500 to 12,000 AED, with high intra‑year volatility.
– In 2023 and the first half of 2024, the range stabilised at 9,900–11,000 AED/m².
– The average sale price in the area over the last 12 months is 13,570 AED/m². This is approximately 20–25% higher than in Alexis Tower, which can be explained by the specifics of the project or recent transactions in other complexes, possibly of a higher class or newly completed developments.
4. Rental market in the area
The DLD database contains no rental data for the building and the master project: not a single contract for two-bedroom apartments in Alexis Tower or in Down Town Jabal Ali has been registered over the past year.
At the area level (Jabal Ali Industrial Second), the sample includes 3,412 contracts for the entire period (various apartment types). Dynamics of the average annual rental rate for all apartment types in the area in recent years:
– 2022: 640–682 AED/m²/year
– 2023: a sharp increase to 770–790 AED/m²/year
– 2024: further acceleration — 900–925 AED/m²/year; over the last 12 months the average rate reached 1,119 AED/m²/year.
5. Comparison between the building and the area, liquidity
The building’s liquidity is average for this segment: about 15–18 2BR transactions over the entire observation period, while the area shows clearly above‑market liquidity with hundreds of deals per quarter. 2BR sales in Alexis Tower are somewhat cheaper than the area average, but remain broadly within the overall range and can be positioned as “value for money” against the backdrop of more expensive new projects.
6. ROI and fair price range for an investor
There is no rental data for 2BR units in the building itself, so yield calculations are only possible at the area level:
– Gross yield (ROI) for the area = 1,119 / 13,572 = ~8.2% per annum.
– After adjusting for entry costs (7–8%): net yield for an investor is 7.6–7.7% per annum.
– The investment‑fair purchase price for a target yield of 7–8% (based on the average rent in the area) should fall in the 14,000–16,000 AED/m² range. The current average 2BR transaction price in Alexis Tower (~11,080 AED/m²) is below this range and could potentially provide a gross yield above 8% (based on area averages).
Limitations: the absence of specific rental rates for the building and room type does not allow us to confirm the yield for Alexis Tower specifically in the 2BR segment; all ROI and rental range estimates are based on area‑wide averages. This is an indicative framework, not a direct assessment of the rental cash flow for 2BR units in the building.
7. Outlook
Jabal Ali Industrial Second shows stable demand — both in sales and rentals. The area is developing, with average prices and rental rates continuing to grow. Alexis Tower is trading at a certain discount to the area, which may provide an advantage for investors if demand remains stable going forward. However, the actual rental rate in the building needs to be additionally verified (for example, via current market listings or by obtaining rental contract data in the future).
8. Recommendations
– Liquidity is average for the building, and above market average for the area.
– Prices in Alexis Tower are noticeably below the area benchmark; the project may be attractive for an investor targeting a 7–8% annual yield and a long‑term capital growth perspective.
– All yield calculations are based on area‑average rental rates, in the absence of DLD contracts for the building. Any purchase decision requires verification of current rental listings and a separate risk assessment.
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