1. Definition of the area and data structure
Actual location: According to DLD, the Arista One building is located in the Al Satwa area and is part of the Jumeirah Garden City master project.
Data volume: The DLD database contains 69 sales in Arista One and 21 lease contracts recorded for this building; the data is sufficient for analysis both at the building level and for the wider area and master project.
2. Liquidity, structure and market dynamics
Liquidity: Arista One has confirmed sales and active lease contracts, which reflects existing market demand both for purchase and for rent. Over the past 12 months the building has seen at least several transactions (the exact number is not displayed, but averages are calculated), as well as valid new lease contracts, including for studios.
Sale price dynamics (last 4 years):
– For Arista One, average prices per m² (quarterly) appear only in a future period (2025), which indicates that the main bulk of sales took place recently or in off-plan format (DLD transfers are recorded for the future). To analyse the current market, we take the last 12 months and compare only valid results from the present period.
– For the Jumeirah Garden City master project and the Al Satwa area, price dynamics are volatile: over the past two years the average quarterly price per m² in the area has ranged from 13,000 AED to 24,600 AED, and for the master project from 10,118 AED to 24,500 AED. This indicates transactions across different building classes and property types.
3. Current market levels (last 12 months)
Purchase:
– Average price per m² in Arista One over the last 12 months: 18,854 AED (the building sits in the mid-price segment for the area).
– For the Jumeirah Garden City master project — 22,286 AED per m².
– For the Al Satwa area — 22,258 AED per m².
– Thus, Arista One is 15–17% cheaper than the average for both the area and the master project.
Rent:
– Average annual rental rate per m² in Arista One: 1,064 AED/m².
– For the Jumeirah Garden City master project: 984 AED/m².
– For the Al Satwa area: 1,018 AED/m².
– The building offers a rental level significantly above the market average for its location segment.
4. ROI (gross yield)
– Gross yield for Arista One (calculated from data for the last 12 months): 1,064 / 18,854 = 5.6% per annum.
– For the master project: 984 / 22,286 = 4.4% per annum.
– For the area: 1,018 / 22,258 = 4.6% per annum.
– The building’s ROI is 1–1.2% higher than the average for the area/master project.
5. Adjustment to net ROI
Taking into account total initial purchase costs (DLD fee, agency commission, registration — around 7% of the transaction), the actual net yield will be approximately:
– For the building: 5.2–5.3% per annum net (gross ROI divided by 1.07–1.08).
– For the area: 4.3–4.5% per annum net.
6. “Investment fair” price range
– To achieve a yield of 7–8% per annum, the average market annual rent in the building (1,064 AED/m²) implies a fair purchase price for an apartment in the range of [13,300; 15,200] AED/m² (the range is calculated by dividing the rent by the target ROI).
– The actual market price in Arista One over the last 12 months is 18,854 AED/m², which is 24–42% above the fair range. This means that when buying an apartment at current transaction levels, an investor will receive a yield noticeably below the investment targets that are popular in Dubai (7–8% in AED).
7. Outlook for an investor
– Arista One is liquid and clearly in demand for rentals: rental rates in the building are higher than the area average, which is a plus for owners.
– At the same time, the sales market for the building shows that current price levels exceed the “fair” level for a target yield of 7–8% per annum by 25–40%. The building is more suitable for end users or for investors focused on capital preservation with a relatively low but stable yield.
– The liquidity of Al Satwa and the master project is confirmed by the large number of transactions and contracts, but to purchase investment units with an expectation of 7–8% per annum, the entry price should be lower than the current market.
Brief conclusion: At the moment Arista One demonstrates solid rental demand, but transaction prices are above the level that would allow an investor to achieve an average market investment yield in AED. The building is optimal for conservative investors or for personal use.
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