ROI analysis of apartment in Binghatti Apartments: DLD data and real deals

1. Definition of the area and data structure

Actual location: the building BINGHATTI APARTMENTS is confirmed by DLD transaction records. The building belongs to the Nadd Hessa area, master project Silicon Oasis.
For the analysis we use the DLD building name (BINGHATTI APARTMENTS); the primary focus is transactions and rentals of 1-bedroom apartments.
Data volume: 100 transactions for 1 b/r layouts have been recorded in this building, which allows us to analyse price dynamics and levels with high granularity. There are no rental contracts in DLD for this specific building — rental rates and yield can only be assessed at the Nadd Hessa area level.

2. Liquidity and transaction activity

Over the last 3 years, 1-bedroom units in BINGHATTI APARTMENTS have shown steady demand: in 2024 there were 39 recorded transactions (by quarter: 6–7–9–17; data only for 1 b/r), and in the first half of 2025 there have already been 21 transactions. In previous years the number of deals was significantly lower (2023 — 25, 2022 — 2, 2021 — 5, 2020 — 2), which indicates rising liquidity after completion or the building’s entry to the market.
This quarterly frequency points to high liquidity and stable demand in this building from both investors and end users.

3. Purchase price dynamics

Average price per square metre for 1-bedroom apartments in the building:
– At the beginning of 2021–2022 the average level was 4,600–5,800 AED/m².
– In 2023 there was rapid growth: from 5,150 to 6,770 AED/m² by quarter.
– In 2024 prices were already at 6,267–7,627 AED/m².
– In the first half of 2025 there is further acceleration (7,522–8,523 AED/m²).
The average price per m² over the last 12 months in BINGHATTI APARTMENTS (1-bedroom units): 8,166 AED/m².
The increase in price per square metre over 3 years exceeds 60% (from 5,000–5,500 to 8,000+ AED/m²).

4. District benchmark

For comparison, in Nadd Hessa (all buildings, 1-bedroom apartments):
— In 2021 prices were at 5,200–6,100 AED/m²,
— in 2022 — 5,400–7,600 AED/m²,
— in 2023 — 6,100–7,100 AED/m²,
— by mid‑2025 — 12,487–13,530 AED/m², and over the last 12 months the district average is 12,928 AED/m².
The district dynamics show even stronger growth than the building, especially in 2024–2025, which indicates robust overall demand and/or the emergence of more expensive (new) projects in this segment.

Comparative conclusion: BINGHATTI APARTMENTS is significantly cheaper than the “average temperature” of the Nadd Hessa market: about 35–40% below the average price per m², which may reflect the project class, earlier purchase dates, or the building’s positioning versus newer competitors.

5. Rental and yield analysis

There are no recorded rental contracts for BINGHATTI APARTMENTS — yield estimates are only possible at the Nadd Hessa district level.
At the district level there are many contracts (over 100,000 rows in DLD), which ensures reliability of the average values.

Dynamics of average annual rent per m² (all residential apartments in the district):
— in 2021 — 475–495 AED/m²,
— in 2022 — 502–542 AED/m²,
— in 2023 — 560–727 AED/m²,
— in 2024 — 633–719 AED/m²,
— in 2025 — 717–758 AED/m².
Over the last 12 months: average rent in the district — 734 AED/m²/year.

6. Investment yield and fair price

ROI can only be calculated using district-level rental rates and prices, as there is no rental data for the building:
— For an investment purchase at the district’s average market price (12,928 AED/m²) and rent of 734 AED/m², the gross yield is around 5.7% per annum.
— Over the last 12 months, a buyer closing a deal in BINGHATTI APARTMENTS (8,166 AED/m²) could expect a gross ROI of up to 9% if they manage to rent at the district’s average rate.
Adjusting for net yield (including entry costs of ~7%): net ROI in the district is ~5.3%, and potentially ~8.4% for the building.

“Fair price range” model for an investor targeting 7–8% ROI:
— Fair price for a 7–8% annual yield at a rent of 734 AED/m²: from 9,175 to 10,485 AED/m².
— The current district market is priced above this range (for an investor, only a discount to market looks realistic).
— BINGHATTI APARTMENTS is trading significantly below the district level and falls within the investment fair value range.

7. Conclusion and outlook

BINGHATTI APARTMENTS today is a liquid asset with fast‑growing prices, trading noticeably below the Nadd Hessa district level, which creates potential for further appreciation towards the market average. For an investor this means an advantage in entry price and gross yield. However, it is important to note that district rental rates are often shaped by premium projects, while this particular building may have class limitations (this requires additional analysis beyond DLD data).
Demand for rentals and purchases in the district remains consistently high. In terms of ROI, an investor buying in this building can expect yields above the district average. Overall price dynamics indicate that the segment is attractive for long‑term holding and potential capital growth.