1. Definition of the area and data structure
Actual location: According to DLD, AXIS RESIDENCES 6 is located in Nadd Hessa and belongs to the Silicon Oasis master project. In the DLD database, based on the combination building_name_en = ‘AXIS RESIDENCES 6’, 94 sale transactions for 1-bedroom apartments (1 b/r) have been identified.
2. Liquidity and total transaction volume
Over the past few years, AXIS RESIDENCES 6 has shown regular market activity for 1-bedroom apartments: the number of transactions per quarter ranges from 1 to 10, and 18 sales of 1-bedroom units have been recorded over the last 12 months, which indicates fairly high liquidity by the standards of Dubai’s mid-market segment. Overall in Nadd Hessa, around 2,000 sales of 1-bedroom apartments have been registered over the last 12 months, further confirming stable demand.
As for rentals: in the DLD rental contracts table, there is not a single valid lease for 1-bedroom apartments in this building or even within the master project with normal area and amount parameters. However, in Nadd Hessa over the same period more than 15,000 residential lease contracts have been recorded, which points to a very high level of rental market liquidity in the area. Further analysis of rental rates and yields is therefore carried out at the district level.
3. Price per m² dynamics (sales)
For 1-bedroom apartments in AXIS RESIDENCES 6, the average price per m² has historically changed as follows:
– 2022: range of 4,400–4,800 AED/m²
– 2023: growth — in the first quarter ~7,100, then a decline to 6,150 and afterwards an increase to 6,665 and 5,400 in Q4.
– 2024 (last 4 quarters): the average value is in the range of 5,800–7,400 AED/m², with no clear directional trend and with quarter-to-quarter volatility.
Overall, over the last 12 months the average price per m² for 1-bedroom apartments in AXIS RESIDENCES 6 was about 7,573 AED, which is roughly 40% below the district benchmark (in Nadd Hessa the average price per m² for 1-bedroom apartments over the last 12 months is 12,866 AED).
Dynamics for Nadd Hessa:
– 2022: 5,600–7,600 AED/m²
– 2023: rapid growth from 6,100 to 7,000+ AED/m²
– 2024: a sharp jump to 8,500–11,288 AED/m² in the latest quarters
– Over the last 12 months, further growth and high activity have been observed (2,000+ transactions in the district).
4. Rental rate dynamics per m²
For AXIS RESIDENCES 6 and the Silicon Oasis master project there are no valid data on new rental contracts for 1-bedroom apartments (not a single relevant contract over the last 12 months). This is a typical situation for a number of secondary-market properties in Dubai due to the specifics of how rentals are recorded in DLD.
However, for Nadd Hessa the rental rate dynamics show:
– 2022: average annualised rate in the area of 520–550 AED/m².
– 2023: noticeable growth — by year-end the average rate reaches 625–727 AED/m².
– Last 12 months: the average rate stands at 737 AED/m² per year (based on 15,310 concluded contracts), indicating continued growth in the rental market.
5. Yield assessment and “fair price” for an investor
ROI and investment yield benchmarks:
– Actual values for AXIS RESIDENCES 6 cannot be calculated due to the lack of rental data specifically for this building.
– At the Nadd Hessa district level, the average rental rate over the last 12 months is 737 AED/m², and the average purchase price for a 1-bedroom apartment is 12,866 AED/m².
The annual “gross” yield for the district (ROI_brutto) is:
– ROI_brutto = 737 / 12,866 ≈ 5.7% per annum
Adjustment to net yield taking into account transaction costs (taxes, commissions, vacancy):
– Typical costs are about 7% at entry. After adjustment, the indicative figure is: ROI_net ≈ 5.3% per annum.
Investment “fair purchase price” range for a 7–8% yield (a benchmark for income-focused buyers):
– Using the district’s market rent as a reference, the fair price range for an investor is: 737 / 0.08 = 9,212 AED/m² (for 8% ROI), 737 / 0.07 = 10,528 AED/m² (for 7% ROI).
– The current average market price of a 1-bedroom apartment in AXIS RESIDENCES 6 (7,573 AED/m²) is significantly below this fair range, as well as below the district averages, which makes this asset potentially more attractive for an investor in terms of entry price. However, the absence of up-to-date rental contracts prevents an accurate calculation of the actual ROI specifically for this building.
6. Conclusions and recommendations
– For an investor: based on transaction prices, AXIS RESIDENCES 6 is significantly below the Nadd Hessa and Silicon Oasis benchmarks — this may be due to the building’s quality, internal competition, or the specifics of the residential stock.
– Price dynamics indicate non-critical volatility in recent years, but also some lag in growth compared with the wider market.
– The building’s liquidity is high, with 18 transactions for 1-bedroom apartments over 12 months; district-level liquidity/demand is very high.
– In practice, it is not possible to obtain an average rental rate and ROI for the building itself from DLD; calculations can only be made at the district level.
– For a new investor, a fair entry price for a 7–8% yield is 9,200–10,500 AED/m² (district benchmark); the current price in the building is below this range, which potentially provides a yield buffer (assuming that achievable rents in the building are in line with the district).
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