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1. Definition of the area and data structure
Actual location: the Binghatti Point building is unequivocally part of the Nadd Hessa area and belongs to the Silicon Oasis master project (DLD data for all transactions fully matched the applied filter).
The database structure includes a sufficient volume of sale transactions for 2-bedroom apartments (2BR) in this specific building — 82 transactions. This ensures adequate coverage for a detailed analysis of price dynamics and average price levels for the building.
For rentals in the building itself, there is not a single validated 2BR lease contract in DLD, and in fact no contracts at all for the building. Even when expanding the filter to the master project and the area for 2BR rental contracts, there are no statistics. The only available rental benchmark is the average level for all residential rental properties in Nadd Hessa.
2. Sales analysis in Binghatti Point and the area
2BR transaction dynamics in Binghatti Point:
– From late 2021 to 2025, DLD shows active 2BR sales (15 quarters with at least 2–19 deals per quarter, with visible volatility in the pace linked to launch/sales cycles).
– The average price per m² for 2BR in Binghatti Point over the last 12 months was 7,790 AED/m²; the quarterly range fluctuated from ~5,600 to 8,400 AED/m² (with dispersion between periods).
– A local peak in the average price was recorded in Q2 2023 (8,408 AED/m²), followed by a phase of decline and then renewed growth (in 2024–2025 up to 7,850–8,260 AED/m²).
Comparison with the area (Nadd Hessa, Silicon Oasis, 2BR):
– Over the last 12 months, the average sale price per m² for 2BR across the area (master project) is 13,696 AED/m². This is significantly higher than the equivalent figure for Binghatti Point (almost 1.75x).
– Across the area from 2021 to 2025, there has been a steady increase in the average 2BR price from ~6,000 to 13,000–15,000 AED/m², reflecting the overall appreciation of residential property in Silicon Oasis.
Thus, in 2023–2024 Binghatti Point was trading noticeably below the average market level for the area — this indicates either an early launch phase for the building (registration of primary sales at below-market prices) or specific features of the microlocation and positioning of the asset.
3. Liquidity and demand
The building has high liquidity — 82 transactions for 2BR over 3.5 years, for this unit type alone. In the wider area, transaction volumes are even higher, which indicates substantial demand for 2-bedroom apartments in Silicon Oasis/Nadd Hessa.
4. Rental rate analysis
According to DLD data, there have been no valid lease contracts registered in recent years for Binghatti Point (or within the project/area under the “2 bed rooms” filter). This is typical for a new building: it may still be in the occupancy ramp-up phase, or tenants may be signing contracts outside standard Ejari channels.
The only relevant indicator is the average rental rate across the entire Nadd Hessa area for all apartment types:
– Over the last 12 months, the average rent is 737 AED/m²/year for the area.
– Over the last 3–4 years, rental levels have steadily increased from 500 to ~740 AED/m²/year.
There is no direct rental level for Binghatti Point or for 2BR in Silicon Oasis in DLD — all subsequent ROI and fair price calculations are based solely on the average rental level for the area.
5. Investment yield, ROI and fair value range
Calculations are based on comparable time windows (12 months, only transactions and rentals within the approved area):
– Average purchase price per m² (Binghatti Point, 2BR, 12 months): 7,790 AED/m².
– Area sales benchmark per m² (2BR, 12 months): 13,696 AED/m².
– Average annual rent per m² (area): 737 AED/m².
Brutto ROI for Binghatti Point (hypothetically, if the area rental rate is applicable to this building): 737 / 7,790 = 0.0946, i.e. ~9.5% per annum before costs.
Brutto ROI for the area: 737 / 13,696 = 0.0538, i.e. ~5.4% per annum (at current market levels the area as a whole is noticeably less profitable compared to Binghatti Point at its recent sale prices).
Adjustment for transaction costs (around 7% on entry):
– Net ROI (Binghatti Point): 9.5% / 1.07 ≈ 8.9% per annum.
Fair price range for an investor targeting a 7–8% yield:
– Minimum “investment fair” price for an 8% target: 737 / 0.08 = 9,213 AED/m².
– For a 7% target: 737 / 0.07 = 10,529 AED/m².
The actual average transaction price for Binghatti Point over the last 12 months (7,790 AED/m²) is significantly below the lower bound of this fair range. At current price levels, the building therefore looks more attractive for an investor than an average asset in the area — provided that the real rent for Binghatti Point is in line with the area.
If the market rent turns out to be closer to 600–650 AED/m² (in the case of a new build or due to asset-specific factors), the actual ROI will be lower. The calculations strictly use the area-wide average (DLD does not provide any other specifics for this building).
6. 3–5 year outlook
Binghatti Point has passed through its active launch phase and 2BR units are now selling at prices significantly below the wider area. The average “on paper” ROI for the building exceeds 9% per annum (net around 8.9%), which is better than the area benchmark. If, in the next cycle, rental rates in the building converge towards the average Nadd Hessa levels, the asset will remain attractive for yield-focused investors.
However, the absence of actual rental contracts for the building in DLD calls for caution: there is a risk that effective rental rates may be significantly below the area average (a typical situation for new stock; there may be both delays in leasing and weaker tenant demand).
Conclusion: at the prices reflected in DLD over the past year, 2BR units in Binghatti Point look relatively inexpensive compared to the area and can deliver a high ROI based on area-average rents. For a final assessment, an investment buyer should verify actual lease agreements in the building (or in comparable new projects) to confirm that the area rental level is applicable.
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