ROI analysis of apartment in ALTIA ONE: DLD data and real deals

1. Definition of the area and data structure

Actual location: according to DLD (Dubai Land Department), the ALTIA ONE building belongs to the Nadd Hessa area and the Silicon Oasis master project. All further comparisons with the area and master project will be based on this classification. A total of 128 transactions for this building are recorded in the database.

2. Transaction dynamics and liquidity

The market for 1-bedroom apartments (1BR) in ALTIA ONE showed its main transaction volume in 2025, with a small continuation at the beginning of 2026. The distribution of the number of transactions by quarter in 2025 indicates very strong sales momentum — especially for newly launched units. For the Nadd Hessa area, liquidity is confirmed by a very large number of rental contracts (over 100,000 in recent years across all residential properties), which guarantees stable demand for both renting and purchasing apartments.

3. Price dynamics and price level per square meter

For 1-bedroom apartments:
– During 2025, the average asking price in ALTIA ONE fluctuated in the range of 15,850–16,400 AED/m².
– In Q1 2026, the average price was 12,421 AED/m² (a decrease compared to 2025).

For comparison:
– In Nadd Hessa overall, in 2025 the average price per m² for apartments increased from 13,930 to 15,587 AED/m², and by early 2026 stood at 11,739 AED/m².
– Long-term dynamics since 2020: a significant increase in price per m² in the area occurred in 2023–2025, which is typical for new projects or a wave of heightened demand.

Average price per m² over the last 12 months:
– ALTIA ONE, 1BR: 15,902 AED/m²,
– Entire Nadd Hessa area: 14,486 AED/m².
Thus, ALTIA ONE is trading at a premium of roughly 10% to the area’s average market price.

4. Rental dynamics and rental levels

As of the date of analysis, DLD has no confirmed new rental contracts for 1-bedroom apartments in ALTIA ONE or across the entire Silicon Oasis master project. However, there are no major sampling limitations for the Nadd Hessa area, which allows us to use the area-wide averages as a benchmark.

– Average annual rental rate in the area over the last 12 months: 737 AED/m²,
– Quarterly dynamics: rental rates have been growing slowly and steadily since 2022 and surpassed 700 AED/m² by 2025–2026. Over the last quarters of 2024–2026, values have remained in the 718–779 AED/m² range.

For the specific building ALTIA ONE and the Silicon Oasis master project, there is no data on purely new leases, so all yield estimates are based only on area benchmarks, not on the specific asset.

5. Yield (ROI) calculation and investment price range

The calculation is based on the Nadd Hessa area:
– Gross ROI for the area (based on the last 12 months): 737 / 14,486 ≈ 5.1% per annum (before expenses).
– Taking into account entry costs (≈7–8%): net ROI ≈ 4.7–4.8% per annum.
– Investment-fair price range per square meter for a target yield of 7–8% (a benchmark for investors, both for purchase and resale): from 9,211 AED/m² (at 8%) to 10,536 AED/m² (at 7%).

The current market level (ALTIA ONE) is significantly above this investment range (by approximately +50–70%), which is typical for “new builds” or projects focused on primary end-users rather than long-term investors.

6. Summary and recommendations for the investor

– Liquidity of both the building and the area is high in terms of sales and, at the area level, in terms of rentals.
– The current price of 1BR units in ALTIA ONE is high both relative to the area’s long-term price levels and in terms of potential rental yields. The likely reason is the recent handover/completion of the project and a wave of primary sales.
– For an investor targeting a 7–8% annual yield, purchasing at current prices in ALTIA ONE does not qualify as “investment grade” (yield of 4.7–5.1%). To improve returns, either a substantial increase in rental rates (at least +30–40%) or a lower entry price would be required.
– When assessing economic feasibility, you should rely not on prices in this specific building (where the rental market has not yet formed), but on the area benchmark and aim for an entry price closer to the investment range of 9,200–10,500 AED/m² if your goal is long-term rental.

General recommendations:
– As a new project, ALTIA ONE commands a noticeable premium to the area market, but does not yet allow for enhanced yields.
– For speculative or short-term strategies, it is advisable to assess secondary market demand a quarter or two after rental levels stabilize.
– For a long-term investor, it is more prudent to consider deals at later stages or to look at alternative buildings in the area with a more balanced “price/rent” ratio.

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