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1. Definition of the area and data structure
Actual location: According to DLD, Bianca is located in the Wadi Al Safa 2 area. In the DLD structure, Bianca appears without a master project, only at the area level. For the analysis, all transactions for the Bianca project were used (without breakdown by building — no building-level breakdown was identified in the database).
A total of 625 sales transactions for Bianca have been recorded in DLD, which allows for representative conclusions at the project level. There are currently no active rental contracts in Bianca itself, so for the rental rates and yield section we use the area benchmark for Wadi Al Safa 2.
2. Market dynamics and transaction volumes
In the new Bianca building, active registration of transactions has been underway since 2023. The highest volumes were recorded in 2023 and 2024 (256 and 270 transactions respectively; for 2022 there are only isolated registrations). In 2025, 98 transactions are already listed in the database, but a significant part of them may relate to off-plan registrations (i.e. the building is still under construction/completion).
The average price per square meter in Bianca has been steadily increasing:
– In 2023 the range was 10,200–11,100 AED/m².
– In the first half of 2024 the average price rose to 12,900–14,000 AED/m².
– Over the last 12 months (roughly summer 2023 – summer 2024) the average price of apartments sold according to DLD is 13,373 AED/m².
For comparison, in Wadi Al Safa 2: before 2022 the average level was noticeably lower, but from 2023 the area started to grow in sync with new developments: over the last 12 months the average sales level is 13,207 AED/m², with quarterly peaks reaching 14–15k AED/m². Thus, Bianca is trading almost at the area level, without a pronounced premium or discount.
3. Rental dynamics and market yields
As of the time of the study, there are no active rented apartments in Bianca recorded in DLD (most likely due to the building’s new status and ongoing move-ins). To assess the rental market, the Wadi Al Safa 2 area was analyzed:
The average annual rental rate in the area over the last 12 months is 730 AED/m² (gross, before expenses). In recent quarters there has been growth: average values have increased from 525–620 AED/m² (2022–2023) to 730 AED/m² (for leases that started within the last 12 months).
The total number of active rental contracts in the area exceeds 23,000, which indicates high liquidity and supports the use of the area median as a rental benchmark for the new building.
4. Yield (ROI)
Since Bianca and Wadi Al Safa 2 are currently almost “on par” in terms of average sale price (difference less than 2%), the ROI calculation uses area indicators that are most relevant for new buildings.
– Current average price level: 13,373 AED/m² (Bianca), 13,207 AED/m² (area)
– Current average rental level: 730 AED/m² (Wadi Al Safa 2 area; no direct data for Bianca)
Estimated yield (gross, excluding acquisition costs, vacancy and taxes):
– ROI_brutto = 730 / 13,373 ≈ 5.5% per annum for Bianca (and the area as a whole).
Taking into account standard transaction costs (around 7% per deal, including DLD fee, agency commission and other one-off payments), the net yield can be estimated as approximately 6–7% lower:
– Projected ROI_net ≈ 5.5% / 1.07 ≈ 5.1% per annum.
The “fair” price range for an investment-focused buyer targeting 7–8% net annual rental yield:
– For a target yield of 8%: 730 / 0.08 = 9,125 AED/m²
– For a target of 7%: 730 / 0.07 = 10,430 AED/m²
This means that in order to return to a 7–8% yield, Bianca (and the entire area) would need to be priced roughly 20–32% below the current DLD average. At the current price range of 13–14k AED/m², ROI will be significantly below the classic “investment-grade” threshold.
5. Outlook, liquidity, conclusions
– Wadi Al Safa 2 is developing dynamically both in sales (database of more than 20,000 transactions in recent years) and in rentals (thousands of new contracts registered annually).
– Bianca follows a fast new-build sell-out model with a sharp price increase at launch and handover stages.
– There is no visible premium to the area; Bianca is selling at the average price level of new buildings in Wadi Al Safa 2.
– At current prices, ROI is limited to 5.1–5.5% per annum (gross/net), which is typical for contemporary new developments in this area.
– To reach a 7–8% yield, a substantial discount to the current average price of the asset is required.
– From a liquidity perspective, transaction and rental volumes are excellent, and low-liquidity risks are minimal.
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