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1. Definition of the area and data structure
Actual location: Avenue Residence 2 is located in the Jabal Ali First area, within the Al Furjan master project. This information is confirmed by DLD transactions.
For this building, the DLD database records 106 apartment sale transactions since 2021. The unit mix contains no studios — only 1-, 2- and 3-bedroom apartments. On the rental side, DLD shows 316 contracts for this project, again with no studio contracts. Other unit types in rentals: 1-, 2-, 3-bedroom apartments, as well as commercial units (shop). All data in this analysis is based on actual DLD records.
2. Transaction volume and liquidity, demand structure
Avenue Residence 2 demonstrates stable liquidity: the number of apartment transactions per quarter ranges from 2 to 21 in different periods. The rental market also shows notable activity, indicating strong tenant demand for the project. There is no intrinsic liquidity for studios — they are effectively absent from the building’s unit mix, and no sales or rental deals for studios have been recorded.
3. Apartment price dynamics over 3–5 years
The average price per m² in Avenue Residence 2 has been steadily growing since early 2021:
– H1 2021 – around 5,900–7,700 AED/m².
– 2022 – in the range of 7,100–8,200 AED/m².
– 2023 – growth mainly in H2, up to 8,600–8,500 AED/m².
– 2024 (last 12 months) – average level of 10,900 AED/m², with peaks of 11,200–12,500 AED/m² in certain quarters.
Overall, from 2021 to 2024 prices in the building have almost doubled.
For comparison: the average price per m² across Jabal Ali First as a whole started from 6,500–9,800 AED/m² in 2021, moved into the 10,000–13,000 AED/m² range in 2023, and over the last 12 months has already reached 17,100 AED/m². The current area-wide level is clearly higher than in the building under review.
4. Rental dynamics and levels
There are no rental transactions for studios in Avenue Residence 2 — there is no analyzable data for this segment either in sales or in rentals. Nevertheless, for 1-bedroom and larger apartments, rentals in the building are stable. Quarterly rental rate data for studios cannot be calculated, as such transactions are absent both at the building level and at the area level.
5. Comparison of the building with the wider area
– Over the last 12 months, the average price per m² in Avenue Residence 2 is 10,900 AED/m².
– The average price across Jabal Ali First for the same period is 17,100 AED/m².
– Thus, apartments in Avenue Residence 2 are selling at a discount of around 36% to the area’s average market level.
6. ROI and “fair price” for the studio segment
Since there is not a single recorded rental transaction for studios either in Avenue Residence 2 or in Jabal Ali First as a whole, it is impossible to calculate rental levels and ROI for this type of product — even approximately. It is also impossible to determine a fair purchase price for an investor targeting a 7–8% annual yield on studios. Any such estimates would be speculative and would contradict the actual DLD data.
7. Conclusions for investors and owners
– The project has high liquidity, with stable turnover of apartments in both sales and rentals.
– Over the past 3 years, prices have shown significant growth — almost a twofold increase.
– Sales are taking place at a noticeable discount to the area’s average market level, which makes the asset potentially attractive for buyers focused on entry price; however, the complete absence of studios in all transactions for both the building and the area indicates that this product (0BR/studio) is either not present in this building or is not in demand and is not sold/leased as a separate unit type.
– ROI and a fair investment price for studios in this building in Jabal Ali First cannot be calculated due to the absence of studio rental transactions; any conclusions about yields would not be supported by DLD data.
– For the 1–3-bedroom segments, there is sufficient data on price and rental dynamics, and yield levels relative to purchase price can be calculated upon request.
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