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1. Definition of the area and data structure
Actual location: according to the DLD database, the Bianca building (and the Bianca project) is located in the Wadi Al Safa 2 area. In DLD there is no master project for Bianca, only the area. There is no data at all on sales and leases in the Bianca building itself: not a single sale or lease transaction for apartments of any layout has yet been registered in DLD. Analysis is only possible at the level of Wadi Al Safa 2, which includes the Bianca project.
2. Liquidity and market volume in the area
Over the past few years, the apartment market in Wadi Al Safa 2 has been very active: from 2020 to date, around 4,500 apartment transactions have been concluded. The number of deals is growing — while in 2020–2022 the area accounted for 250–450 deals per year, in 2023 and especially in 2024 this figure increased (1,098 in 2024). This indicates strong demand and high liquidity for new residential supply, which by market practice includes projects similar to Bianca.
The rental market is also large: over the past 12 months, more than 4,500 residential apartment lease contracts with valid annual rates and correct areas have been recorded in the area. This confirms a stable inflow of tenants and strong ongoing demand for new residential complexes.
3. Dynamics of apartment purchase prices in the area
The average price per square metre for apartments (only for completed or officially registered properties) in Wadi Al Safa 2, according to DLD data since the beginning of 2020, has shown a change in trend:
– In 2020 the market was volatile: quarterly averages ranged from 4,800 to 8,200 AED/m².
– In 2021 and the first half of 2022 the average figure fluctuated in the 4,400–6,000 AED/m² range.
– From late 2022 and especially in 2023–2024, a steady and rapid increase in the average price was recorded: in 2023 quarterly values rose from 5,300 to 7,300 AED/m², and in 2024 they almost reached 9,000–10,200 AED/m².
– Over the last 12 months, the average price in Wadi Al Safa 2 amounted to 12,970 AED/m² (based on more than 2,000 transactions) — the growth is driven by a large volume of new developments, their completion, and demand from both investors and end users.
4. Rental dynamics and levels in the area
There is not a single registered lease contract for apartments in Bianca. Therefore, the analysis is based on Wadi Al Safa 2 as a whole (a database of 4,600+ recent contracts):
– In 2020–2021 the average annual apartment rent fluctuated around 400–430 AED/m²/year.
– At the end of 2022 and throughout 2023 the market grew actively: quarterly values ranged from 525 to 620 AED/m²/year.
– Since the beginning of 2024, growth has accelerated (correlating with the mass handover of new projects): the average annual rent per square metre has reached 729 AED/m² based on new contracts over the last 12 months.
5. ROI and investment fairness
The calculation is based only on confirmed area-wide averages (as there is no data for Bianca):
– Average purchase price (12 months): 12,970 AED/m²
– Average rent (12 months): 729 AED/m²/year
Annual gross ROI for Wadi Al Safa 2:
729 / 12,970 ≈ 5.6% per annum when buying at the area’s average price and renting at the average area rate.
Taking into account standard initial costs (7–8% of the purchase price), the actual average annual net yield will be around 5.2–5.3%.
Range of “investment fair value” as a benchmark for a target yield of 7–8% per annum:
– For 7%: 729 / 0.07 = 10,414 AED/m²
– For 8%: 729 / 0.08 = 9,113 AED/m²
The current average market level in the area (12,970 AED/m²) is 22–30% higher than the fair level for a fast, yield-focused “buy-to-let” purchase targeting 7–8%.
6. Comparison with the area
At the moment Bianca has no transactions or registered tenants according to current DLD data. All comparison is only possible at the area level. Over the past 2 years, Wadi Al Safa 2 as a whole has shown rapid price growth (more than doubling in 2 years) and a parallel increase in rental demand — with rents growing less aggressively than purchase prices.
This results in a declining ROI over recent years: new projects are entering the market with a premium, and investors should factor in the risk of price stabilisation or correction on the purchase side if sales momentum slows.
7. Conclusions for the investor
– Bianca is an active project in the emerging Wadi Al Safa 2 area, but there are still no registered sales or active lease contracts in DLD.
– Benchmarks can only be taken from the area: the market is liquid, the current average ROI in the area remains in the 5.2–5.6% range (net/gross), and prices have risen sharply historically.
– To achieve a standard “investment yield” (7–8%), apartments need to be purchased at a 22–30% discount to the current average area price.
– Before investing in Bianca, it is important to assess the dynamics of SPA/registration (how quickly transactions in the project are being registered), compare with peers, and control the risk of potential overvaluation at exit.
– The area is developing rapidly and liquidity is high, but overpaying at the peak of the off-plan cycle can significantly reduce returns.
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