1. Definition of the area and data structure
Actual location: According to DLD, BELLA ROSE is located in Al Barshaa South Second, within the Dubai Science Park master project. All benchmark conclusions are made specifically for this area and master project, which meets the analytical requirements.
The database contains 570 sales in the building and over 900 studio (0BR) rental contracts. This is a sufficient volume for a confident assessment at the building, master-project, and area levels.
2. Deal frequency and liquidity
Over the observation period (since 2020), studio transactions in BELLA ROSE have been recorded almost every quarter, without significant gaps:
– The average number of studio sales in the building ranges from 3 to 47 per quarter, a stable flow as the building entered the market and moved into regular operation.
– Studio rentals in this building are even more active: each quarter records from several dozen up to about 50–60 contracts, including in the current year.
This indicates high liquidity — BELLA ROSE is one of the sought-after addresses in the affordable housing segment of Al Barshaa South Second. There are no visible demand slumps; the building is consistently present in DLD transactions.
3. Average price per m² dynamics for the building and the area (3–5 years)
For studio sale transactions in BELLA ROSE:
– 2020: the average price per m² fluctuated around 12,700–13,000 AED.
– In 2021 there was a decline (down to 9,500–12,500 AED), and in 2022 prices stabilized at 10,000–12,000 AED.
– From 2023 a clear increase is visible: from 12,300 to 14,100 AED/m² by early 2026.
– Over the last 12 months, the average purchase price for studios in the building is 13,394 AED/m².
For Al Barshaa South Second (all apartments) the dynamics are more mixed, with a 12‑month average of 18,416 AED/m². This is above the level of studios in BELLA ROSE (the current gap between the building and the area averages is about 27%). However, dispersion across the area is high — recent quarters show values above 15,000–19,000 AED/m², and individual peaks are explained by the deal mix (not only studios).
4. Rental dynamics and levels
– BELLA ROSE (studios):
– The average quarterly rental rate has been steadily growing since 2021 (from roughly 630 to 1,290 AED/m² by early 2026).
– Over the last 12 months, the average studio rent in the building is 1,157 AED/m² per year.
– Dubai Science Park master project (all apartments):
– Over the same period, the average rent is 1,041 AED/m² per year. Historically, rents across the master project were noticeably lower, but the difference has now narrowed (to around 11%).
5. ROI and fair price range
– Gross ROI for studios in BELLA ROSE (current level):
– Calculated as the average rent per m² in the building over 12 months / average purchase price per m² over 12 months: 1,157 / 13,394 ≈ 8.6% per annum.
– The benchmark for the area is lower: 1,041 / 18,416 ≈ 5.7% per annum.
– Net ROI, taking into account transaction costs (around 7–8% of the entry price), for the building itself will be about 8.6% / 1.07 ≈ 8.0%, i.e. around 7.9–8.0% for a “clean” estimate.
– Fair price range for an investor targeting a 7–8% annual yield:
– For BELLA ROSE: 1,157 / 0.08 = 14,463 AED/m² (upper bound of a premium entry), 1,157 / 0.07 = 16,529 AED/m² (lower bound).
– The actual current average purchase price (13,394 AED/m²) is even slightly below this “investment corridor”, meaning current studio buyers have a chance to achieve a total return close to 8–8.5% per annum (excluding changes in operating expenses).
6. Comparative analysis
In the studio segment of Al Barshaa South Second, BELLA ROSE appears as a highly liquid asset with above-market returns — the average rental rate here is higher than the average for the master project and the area, while the current “entry” price is lower than the average purchase price across the area. This provides a yield premium for private investors.
7. Outlook and conclusions
BELLA ROSE is one of the most balanced buildings in the area for an investor seeking a compromise between yield and liquidity:
– There are many studio sales and rental contracts; demand structure is stable.
– Price and rental dynamics are positive, especially over the 2023–2025 horizon.
– The current ROI level (8.6% gross, 8.0% net) at market purchase aligns with target “investment” benchmarks of 7–8% without the need for a significant discount.
– The building is competitive within the wider region and is suitable for a long-term hold strategy.
Adjustment of fair entry levels is only required in the event of a significant price increase without a corresponding rise in rental income. At the current stage, the building clearly sits in the upper yield segment for studios in Dubai Science Park.
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