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1. Definition of the area and data structure
Actual location: according to DLD, BELLA ROSE is classified as being in Al Barshaa South Second and within the Dubai Science Park master project.
According to the DLD database:
– Total sales in BELLA ROSE: 570, of which 237 are 1-bedroom apartments.
– Rental contracts in BELLA ROSE: 1,494 (by project_name_en).
– At the district level the sample size is large, sufficient for quarterly aggregation and robust analytics.
2. Liquidity and demand
Sales of 1-bedroom apartments in BELLA ROSE by year: a steady 30–58 transactions per year over the last 5 years. This indicates stable liquidity and not a one-off spike in demand, but a continuous flow (an active market both in primary and resale segments).
Rental volumes are also substantial — dozens of contracts annually, distributed across quarters. The project is in demand from both tenants and buyers.
3. Sale price dynamics over 3–5 years
Price per square metre for 1-bedroom apartments in BELLA ROSE (quarterly dynamics):
– 2020: ~11,500–12,000 AED/m²
– 2021: ~8,700–11,400 AED/m² (wide range, mostly 11,200–11,400)
– 2022: ~8,400–11,300 AED/m² (dispersion, average level 9,000–11,000)
– 2023: ~10,200–11,300 AED/m²
– 2024: ~10,000–12,800 AED/m²
– 2025 (up to the current quarter): ~11,100–13,000 AED/m²
Overall, since 2022 the average price has increased by roughly 20–25%. Local quarterly spikes are visible, but the trend is upward, particularly strong in 2024–2025.
Comparison with the district (Al Barshaa South Second, 1-bedroom):
— In the 2023–2025 period the district has grown significantly faster:
– 2022: ~8,300–9,300 AED/m²
– 2023: ~8,800–12,000 (a jump in 2023 Q1, followed by further growth)
– 2024: ~10,000–15,000 AED/m²
– 2025: already ~15,500–17,200 AED/m²
Thus, at the district level prices have almost doubled over the last year and a half, while the growth for the building itself has been more modest. At present, the average price level for 1-bedroom units in BELLA ROSE is lagging behind the district average.
4. Rental dynamics over 3–5 years
By average annual rent per m² (for all residential units in BELLA ROSE; 1-bedrooms as a class are present, but over a 12‑month sample they are insufficient — see calculations):
– 2021: 600–700 AED/m²
– 2022: 700–800 AED/m²
– 2023: 830–910 AED/m²
– 2024: 920–1,030 AED/m²
– 2025 (to date): already 1,000–1,200 AED/m²
District rents (Al Barshaa South Second, all residential):
– 2021: ~500–550 AED/m²
– 2022: ~550–1,400 AED/m² (an anomaly in Q2 2022), with an average of ~800–850 maintained since 2023
– 2024: ~740–800 AED/m² (lagging BELLA ROSE by ~150–200 AED/m²)
– 2025 (start of the year): ~900–1,000 AED/m²
Over the last two years BELLA ROSE has been showing rental levels 10–20% above the district average.
5. Current price and rent levels (last 12 months)
Average sale price per m² for 1-bedroom units in BELLA ROSE over the last 12 months: 12,187 AED/m²
District average over the same period: 16,556 AED/m²
Average rental value per m² in BELLA ROSE (all residential): 1,080 AED/m² per year
District average: 974 AED/m² per year
BELLA ROSE is currently noticeably cheaper than the district in terms of sale prices, but in rentals it holds a level above the market average.
6. Yield (ROI) assessment
Calculated values based solely on valid DLD tables:
– Gross ROI for the building: 1,080 / 12,187 ≈ 8.9%
– Gross ROI for the district: 974 / 16,556 ≈ 5.9%
Adjustment for acquisition costs (7–8%):
– Net ROI for the building: ~8.3–8.4%
– Net ROI for the district: ~5.5–5.6%
Thus, current price levels in BELLA ROSE allow a new investor to acquire an apartment with a yield exceeding standard market expectations (7–8%), whereas at current prices in the wider district investments are less attractive (yields are noticeably below the target range).
Fair investment price range for the current rental levels in BELLA ROSE (to achieve 7–8% per annum):
– Minimum for 8%: 1,080 / 0.08 ≈ 13,500 AED/m²
– Maximum for 7%: 1,080 / 0.07 ≈ 15,430 AED/m²
The actual average transaction price over the last 12 months is 12,187 AED/m², meaning the current market offers the investor an even higher yield than 8% (you can buy with a “buffer” in case of a rental downturn or rising costs).
7. Overall outlook
As a project with active resale and rental liquidity, BELLA ROSE remains attractive for investors, especially given that its average transaction price is below the district level while tenant demand is consistently strong. The district is showing more aggressive growth in price per square metre, but rental yields there are already approaching below 6%, and further price growth without a corresponding rise in rental rates may make new investments in the wider area less profitable in the near future.
The rental premium within the building itself is confirmed by statistics (rental rates are 10–15% above the district). Under current conditions an investor can expect a gross ROI of 8.9%, and a net ROI after costs of ~8.3–8.4% per annum. This is above the 7–8% benchmark for buy-to-let in Dubai.
Bottom line: BELLA ROSE is a liquid, consistently in-demand project with an acceptable entry price and a high dividend margin in the 1-bedroom segment, remaining competitive versus the rest of the district and giving the investor a “safety cushion” on yield even in the event of future rental softening or higher service charges.
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