1. Definition of the area and data structure
Actual location: according to Dubai Land Department (DLD), AXIS RESIDENCES 5 belongs to the Nadd Hessa area and the Silicon Oasis master project. The DLD database contains a large number of transactions for 1-bedroom apartments (1BR) in this building, which allows us to draw conclusions both about the building itself and to compare it with the wider area.
2. Transaction volume and dynamics (liquidity)
Liquidity for 1-bedroom apartments in AXIS RESIDENCES 5 is high: transactions have been recorded almost every quarter since 2020 (for example, 5–7 sales in peak quarters). Over the last 12 months there have been dozens of deals — an excellent indicator for this type of asset in the Dubai Silicon Oasis market. This points to strong demand and relatively fast turnover of units.
3. Dynamics of average sale price per m² (purchase prices)
For AXIS RESIDENCES 5 (1BR):
– Over the past 4 years there has been a gradual increase in the average price per square metre.
– In 2020–2021 there were some outliers, but from 2022 the situation has stabilised: on average, the price per square metre rose from 4,100–5,700 AED/m² in 2022 to 6,300–7,900 AED/m² in 2024 and 7,450–7,600 AED/m² in the most recent quarters. Over the last 12 months, the average transaction level is 7,371 AED/m², confirming a sustained upward trend.
For comparison, the average level for Nadd Hessa (1BR) is significantly higher: over the last 12 months — 12,924 AED/m², while the latest quarterly figures for the area in 2024 and 2025 remain in the 8,000–13,000 AED/m² range. This indicates that apartments in AXIS RESIDENCES 5 are substantially cheaper per m² than the area average (by 40–45% below the mean).
4. Rental rates per m² and their dynamics
For AXIS RESIDENCES 5 (1BR), there are no valid recent rental contracts in the open DLD data for the last 12 months, so direct calculations of annual yield for the building are not possible.
At the Nadd Hessa area level, for comparable units the average annual residential rental rate per m² based on contracts concluded over the last 12 months is 737 AED/m². Rental dynamics in the area are clearly positive: since 2021 the average rate has increased from 470–500 AED/m² to 630–750 AED/m² across the quarters of 2024–2025.
5. Yield (ROI) calculation and fair value
Since there are no recent rental contracts for AXIS RESIDENCES 5, we calculate ROI and the fair value range based on area-level market benchmarks:
– Average annual rent per m² over 12 months for the area: 737 AED/m².
– Average sale price per m² for the building: 7,371 AED/m² (over the last 12 months).
– Average sale price per m² for the area: 12,924 AED/m².
Brutto ROI:
– If we apply the area rental rate to the average price in AXIS RESIDENCES 5, we obtain an indicative brutto yield of ≈ 10.0% per annum (737 / 7371).
– For buyers paying the area’s average price, this figure is ≈ 5.7% (737 / 12924).
Net ROI (including transaction costs of ~7%):
– For AXIS RESIDENCES 5: net ROI will be ≈ 9.3% per annum.
– For properties purchased at the area’s average price, net ROI is around 5.3%.
Fair value range per m² at a target yield of 7–8%:
– Based on area rental levels, the fair price range per m² is 9,212–10,529 AED/m².
– The current average for AXIS RESIDENCES 5 (7,371 AED/m²) is significantly below this range, making the building attractive for investors focused on yield and/or long-term capital appreciation. At the area’s average price (12,924 AED/m²), achieving such a yield is virtually impossible without a substantial increase in rental rates.
6. Key findings and recommendations
For the last 12 months, AXIS RESIDENCES 5:
– Is one of the most liquid buildings in the area, especially in terms of transaction volume for 1-bedroom apartments.
– Has a strong advantage in purchase price: units sell at a 40–45% discount to the Nadd Hessa area average.
– Given area-level residential rental rates, the potential brutto yield reaches ~10% per annum, and net ROI including all costs is slightly above 9%, placing this building in the top tier for returns within the area. This is above the typical target range of modern Dubai investors (7–8%).
– The fair investor price (at a 7–8% target yield) is significantly higher than the current market level for AXIS RESIDENCES 5. At current prices, an investor receives a yield premium; prices in the building could still rise without jeopardising its investment appeal before returns converge with the wider area.
– There is no up-to-date direct rental contract data for the building itself, so the yield estimates provided are area-level benchmarks rather than guaranteed figures for a specific unit.
Over a 3–5 year horizon, AXIS RESIDENCES 5 appears to be one of the most compelling investment options in the mid-price segment of Silicon Oasis/Nadd Hessa in terms of entry price versus income. If the current gap between area averages and the building’s pricing persists, the potential for capital growth while maintaining strong demand is very high.
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