1. Definition of the area and data structure
Actual location: Aykon City, registered in DLD as AYKON CITY, is officially located in Business Bay. All transactions for studios (0BR) in AYKON CITY are recorded under the Business Bay area. The master project is not specified in the DLD structure for this property.
Sales data for studios (0BR) in AYKON CITY is extensive (369 transactions), which allows for house-level conclusions. There is no rental data for studios in AYKON CITY itself — we will use market benchmarks for Business Bay.
2. Historical dynamics: sales
Transaction frequency: From 2020 to date, AYKON CITY has shown consistently strong sales activity for studios. In some quarters, dozens of deals were concluded, with peak volumes in 2022. Liquidity for studio units in this project is very high.
Average price per m² dynamics for the building: In 2020, the average price ranged from 16,500 to 20,500 AED/m². In 2021, it fluctuated between 15,700 and 25,200 AED/m². In 2022, it grew to a peak of almost 24,000 AED/m². Throughout 2023–2024, the level has been in the 19,800–23,000 AED/m² range, with a downward trend in 2024 (around 19,800–21,200 AED/m²).
Business Bay area dynamics: Over the last 12 months, the average price per m² for studios in the area stands at 27,910 AED/m² (building-level — 19,040 AED/m²), which implies a substantial discount for AYKON CITY versus the wider area (over 45%).
3. Rentals: statistics and area breakdown
There are no registered rental contracts for AYKON CITY studios in DLD, so we rely on Business Bay–level indicators. The sample size here is large (3,842 studio contracts over the last 12 months).
Average rent per m²: 1,600 AED/m²/year (for studios over the last 12 months).
Breakdown by apartment type:
— 1-bedroom + hall: 1,320 AED/m² (the largest segment, >6,700 contracts)
— 2-bedroom: 1,150 AED/m²
— studios: 1,600 AED/m² (the highest rate per m² among mass-market formats)
The range of rental rates for studios is wide: from 155 to 27,900 AED/m², but the typical average rent clusters around 1,600 AED/m².
Rental dynamics for Business Bay studios: From 2022 to 2024, rents increased from 1,100–1,200 to 1,600 AED/m² — growth of about 40% over 2 years.
4. Yield comparison and fair value assessment
It is not possible to calculate an actual ROI for AYKON CITY based on DLD, as there are no registered rental contracts for studios in this building, and any figures would only be area-level benchmarks.
Based on area-level data:
— Gross yield for Business Bay studios: around 5.7% (1,600/27,910),
— Net yield (factoring in initial costs of 7–8%): approximately 5.2–5.3% per annum.
Fair entry price range for an investor (for a target yield of 7–8%):
— At 8% per annum: fair price = 1,600/0.08 = 20,000 AED/m²,
— At 7% per annum: 1,600/0.07 ≈ 22,900 AED/m².
AYKON CITY is currently trading at an average of 19,040 AED/m² (over the last 12 months) — i.e. even below the lower fair value threshold for an 8% yield, which, if market rents are confirmed, makes the project attractive for investment. However, given the complete lack of visibility on actual rental performance, this advantage remains purely theoretical.
5. Liquidity and investment outlook
AYKON CITY is extremely liquid as a product: over all observed years, the building has consistently recorded a high volume of studio transactions. Business Bay is one of the most liquid locations in Dubai in terms of both sales and rentals of small apartments. Demand is shifting towards compact formats (studios and 1BR), which offer the best combination of demand and yield.
Prices in AYKON CITY are consistently below the area average (discount >45%), so it can be viewed as a relatively “budget” entry point into Business Bay. However, the absence of actual rental contracts registered in DLD requires additional verification of the building’s market rentability through external channels or via the management company.
Conclusion: the project appears attractive for investment purchases, provided the rental information risk is addressed. If actual rents are close to area averages, the yield may significantly exceed the market average. Liquidity of both the asset and the location is high.
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