1. Definition of the area and data structure
Actual location: according to DLD registration sales, AXIS RESIDENCES 8 belongs to the Nadd Hessa area, master project Silicon Oasis. All further comparisons are made strictly against this area.
There is no DLD sales data specifically for 2-bedroom (2BR) units in this building. However, for the entire AXIS RESIDENCES 8 building, for apartments (flat), 72 transactions have been recorded from January 2020 to date – a sufficient sample for aggregated analysis at the building level and comparison with the area.
For rentals: there are no recent 2BR contracts in AXIS RESIDENCES 8 in the database, but in total the building shows a large number of active lease agreements (287 contracts over the entire period). Rental rate statistics will therefore be built for the entire residential stock of the building – this approach is justified due to the lack of a dedicated 2BR sample.
2. Liquidity and market volume
Sales of apartments (flat) in the building are regular – dozens of deals are recorded in each of the recent years, which indicates sufficient liquidity and solid buyer interest in the asset. Over the last 12 months, the transaction volume is high enough to build quarterly analytics.
The rental market is also highly liquid: 10–20 new lease contracts for apartments are signed per quarter on a regular basis, confirming strong demand for the building among tenants of all categories.
Overall, Nadd Hessa (Silicon Oasis) is a large-scale residential cluster: hundreds and thousands of transactions are completed there annually, which allows us to speak of high market activity and transparent statistics.
3. Purchase price dynamics over 3–5 years
AXIS RESIDENCES 8 shows a stable long-term increase in the price per square metre of residential space:
– In 2022 the average price was ~5,300–6,600 AED/m².
– In 2023, after a pullback in Q2, prices reached 5,400–6,950 AED/m².
– In 2024 there has been a smooth increase: most transactions fall in the 6,700–6,800 AED/m² range.
– Over the last 12 months the average price per m² in the building stands at 7,159 AED.
For comparison: under similar filters, the dynamics across Nadd Hessa are generally faster – the average price per m² in 2022 was 6,000–8,500 AED, and over the last 12 months it has already reached 14,408 AED/m² (a strong increase, likely driven by sales of new stock).
Thus, AXIS RESIDENCES 8 is ~50% cheaper than the average residential stock in the area, probably due to the age of the building and its positioning (non-premium).
4. Rental market dynamics
For AXIS RESIDENCES 8, the average annual rental rate per m² has increased more than 1.8 times over three years:
– In 2021–2022 the average rent was 400–440 AED/m² per year.
– During 2023 it grew from 460 to 590 AED/m².
– In 2024 new records have been set quarter after quarter: average rent of 610–780 AED/m².
– Over the last 12 months: 728.9 AED/m² for the building, which is in line with the area figure (736 AED/m²).
Rental growth is moving in sync with the market, with an outperformance in 2024.
5. Comparison of the building and the area
In terms of sales, AXIS RESIDENCES 8 is significantly (almost 2 times) cheaper than the average price of comparable apartments in Nadd Hessa. Rental levels, however, are almost identical: the rate in the building is strictly at market level (a difference within 1–2%), which indirectly confirms the liquidity of the offering.
6. Key metrics over the last 12 months
Average purchase price of an apartment (AED/m²):
– In the building: 7,160
– In the area: 14,408
Average annual rent (AED/m²):
– In the building: 728.9
– In the area: 736
ROI for an investor (gross, based on DLD data):
– For the building: 728.9 / 7,160 = 10.2%
– For the area: 736 / 14,408 = 5.1%
Taking into account transaction costs at entry (around 7–8%), the estimated net yield (net ROI) for the building is about 9.5%, and for the area around 4.7%. In practice, investors focus on net ROI, as the required upfront costs reduce the effective entry yield.
7. Assessment of the “fair price range” for an investor
– For an investor targeting a 7–8% annual yield, the fair purchase price (for this building) is in the range [728.9 / 0.08 ; 728.9 / 0.07] AED/m², i.e. 9,111–10,413 AED/m².
– The actual average purchase price is 7,160 AED/m², which is noticeably below the investment threshold. This creates a substantial yield buffer and explains the high liquidity of the asset.
– For the area, the fair purchase price is 9,200–10,500 AED/m², whereas the market price is ~14,400 AED/m² – yields there are significantly below the range typically acceptable for a classic buy-to-let investor.
8. Investment perspective
AXIS RESIDENCES 8 is more attractive than the wider area in terms of the ratio between operating income and acquisition cost. The high net yield (objectively confirmed by DLD contracts and transaction statistics) indicates strong investment appeal even under a scenario of further market stabilisation. Demand and rental rates have been growing over the past two years and show no signs of a sharp slowdown.
Conclusion: AXIS RESIDENCES 8 is one of the highest-yielding buildings in Silicon Oasis, with sufficient liquidity and an attractive entry point for buy-to-let investors. Purchasing at current market prices (~7,100 AED/m²) provides a very high level of return with minimal risk for long-term ownership.
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