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1. Area definition and data structure
According to DLD data, Avenue Residence 4 is located in the Jabal Ali First district and is part of the Al Furjan master project. Therefore, for correct comparisons and calculations in this report, we will benchmark specifically against data for this district and master project.
2. Transaction activity and structure
For one-bedroom apartments in Avenue Residence 4, 101 sales have been recorded since January 2023. Activity is high — transactions have been taking place for more than 1.5 years. Over the past 12 months, a significant number of deals have been registered in the building (there are sales in every quarter, which indicates good liquidity and strong investor interest).
For reference: across the entire Al Furjan master project (Jabal Ali First district), comparable 1BR activity is an order of magnitude higher, which points to a very dynamic market in this asset class.
3. Price dynamics and levels
In Avenue Residence 4, the average price per square meter for 1BR units over the past 12 months was about AED 14,950. During the reporting period, prices fluctuated in the range of AED 13,000–16,000/m². Overall, there were no significant spikes or sharp declines. Short-term jumps in individual quarters (for example, above AED 16,000 in Q2 2024) are rather exceptions to the generally stable, moderate trend.
For comparison, across the Al Furjan master project (Jabal Ali First district), the average price per square meter for 1BR sales over 12 months is about AED 13,720. Overall, Avenue Residence 4 shows a 9–10% premium to the average market price of comparable units in the location, which is typical for a new or well-recognized residential complex.
Historically, over the past 3–4 years, the local market has gone through a phase of rapid growth from levels of AED 7,500–9,000/m² to the current values of AED 13,000–14,500/m² across all buildings.
4. Rental market and yield analysis
In Avenue Residence 4, 56 rental contracts for 1BR units have been concluded over the past 12 months. The average annual rental rate amounted to AED 1,049/m² (gross, excluding landlord expenses). This is a fully reliable indicator; the robustness of the sample is confirmed by regular monthly transactions.
Across the district and master project, the average rental rate for 1BR units over 12 months is AED 1,022/m². Avenue Residence 4 slightly outperforms the area (~2.5% premium), and this advantage is maintained throughout the year.
The long-term trend is upward: over 3 years, average rents in the area have increased from AED 650–750/m² (2021–2022) to 1,000+ AED/m² in 2024–2025. For Avenue Residence 4, quarterly dynamics indicate a gradual increase in rental rates in 2024–2025 (from AED 970/m² to 1,100+ AED/m² in the best quarters).
5. ROI, fair price and investment appeal
ROI calculations and fair price analysis were carried out ONLY on the basis of actually recorded DLD data for the past 12 months.
- ROI_brutto (Avenue Residence 4): 1,049 / 14,946 ≈ 7.0% per annum.
- ROI_brutto (for the district): 1,022 / 13,718 ≈ 7.5% per annum.
After adjusting for initial transactional costs (about 7% entry expenses), the net yield (ROI_net) for Avenue Residence 4 is estimated at around 6.5% per annum, and about 7.0% per annum for the district.
Fair price range for an investor targeting a 7–8% annual yield:
- For Avenue Residence 4: AED 13,100–15,000/m² (“optimal” range: rent per m² divided by the target yield of 7–8%).
- For the district and master project: AED 12,800–14,600/m².
Current market prices for transactions in Avenue Residence 4 (AED 14,950/m²) are at the upper boundary of the “investment fair” range for a 7% yield and slightly above the district average, which is typical for attractive new buildings.
6. Conclusions
- Avenue Residence 4 is a highly liquid building in the heated Al Furjan area, with stable demand for both renting and purchasing 1BR units.
- The current price level is slightly above the local average, but remains within the “fair” range for an investor targeting a 7% annual yield.
- High transaction and rental activity confirms low vacancy risk and allows reasonably confident forecasting of sustained demand over a 3–5 year horizon.
- The potential for further substantial price growth is limited: forward yields are already close to the “investment fairness” threshold for the area, so significant upside is only possible in the event of a broader market rally or an additional premium for the specific asset.
- The property is attractive both for end users solving their own housing needs and as a moderately yielding investment with minimal personal involvement. A premium to the market can be justified for a buyer focused on long-term stability and asset quality.
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