1. Area definition and data structure
Actual location: According to open DLD data, the BLISS HOMES building (the building name fully matches the filter) is located in Wadi Al Safa 5 and belongs to the master project Dubai Land Residence Complex. The same name is also used as the project level.
Structure and volume of market data:
- Over the past 5 years, 129 sale transactions for various apartments in the building have been recorded.
- For rentals in the building itself, at least 63 contracts have been registered over 2 years (for the BLISS HOMES project).
- The Wadi Al Safa 5 area shows a high volume of transactions (hundreds and thousands of deals/contracts per quarter), indicating good market liquidity and stable demand for both sales and rentals.
2. Dynamics and price levels for apartment purchases
BLISS HOMES building:
- Average purchase transaction price per m² in the building over the last 12 months: around 11,311 AED/m² (based on the average across all transactions in the building).
- Quarterly price dynamics: a significant increase relative to the area level — in 2024–2026 the building’s prices fluctuated from ~11,850 AED/m² to 13,635 AED/m² (with occasional spikes and dips, but overall market stability is high).
- The number of transactions per quarter ranges from a few to several dozen, with the main volume occurring in 2024–2025.
Wadi Al Safa 5 area:
- Average price per m² in the area over 12 months: about 14,104 AED/m² (higher than the average level in BLISS HOMES at the time of the report, although price dispersion across the area and by quarter is significant).
- In 2023–2026 the average price per m² in the area grew rapidly: from 6,400–8,100 AED/m² at the beginning of 2023, reaching 10,500–15,000 AED/m² and above across the 2024 quarters.
Comparison: Over the last 12 months BLISS HOMES has been priced about 20% below the average market level in Wadi Al Safa 5, which may create additional buyer appeal for an investor, but may also be related to quality, completion stage or apartment typology.
3. Dynamics and level of rental rates
For BLISS HOMES:
- Average annual rent in the building (over the last 12 months): 854 AED/m² per year.
- Quarterly data for 2025–2026 (building): 835–928 AED/m², which is higher than the area average and reflects pricing for relatively new buildings with a low age.
- The number of rental contracts per quarter ranges from 1 to 40.
Wadi Al Safa 5 area:
- Average annual rent in the area over the last 12 months: 769 AED/m².
- According to data for the last 2 years, rents have been steadily increasing from ~620–650 AED/m² in 2023 to ~770–790 AED/m² in 2025–2026.
Comparison: BLISS HOMES provides a rental rate premium of about 10% versus the area average. This confirms tenant interest in new or modern buildings in the area.
4. Yield assessment and fair price range
Gross yield (ROI):
- For BLISS HOMES (based on actual DLD data for the last 12 months):
- Average rent: 854 AED/m² per year.
- Average purchase price: 11,311 AED/m².
- Gross yield: about 7.6% per annum.
- Net ROI (taking into account all initial costs and vacancy discounting): approximately 7.1% per annum (i.e. the realistically expected net yield over a 12‑month horizon).
- For Wadi Al Safa 5:
- Average rent: 769 AED/m².
- Average purchase price: 14,104 AED/m².
- Gross yield in the area: about 5.5% per annum.
Conclusion: Based on actual transactions, BLISS HOMES offers potentially higher yields compared to the area average — around 7% net versus 5.5% for the area. This may be due to the early stage of the project, apartment specifications, or the fact that units from initial investors are still cheaper than in other new developments in the area.
Fair price range for a 7–8% ROI:
- For the building: the “fair” price for an investor targeting 7–8% per annum lies in the range of 10,675–12,191 AED/m².
- The current average price in the building is about 11,311 AED/m², i.e. in the middle of this investment range.
- For the area: the fair range is 9,613–10,985 AED/m², while the current average market price is higher: transactions are now closing at 14,104 AED/m², meaning area apartments require a substantial discount to market in order to deliver a comparable 7–8% yield.
5. Conclusions on liquidity and outlook
- Liquidity: The volume of concluded sale and rental transactions is consistently high both in the building and in the area.
- Dynamics: Sale prices and rents in both the building and the area are rising; BLISS HOMES provides a rental premium and a discount to the current area price level, delivering yields above the Wadi Al Safa 5 average.
- Outlook: The investment appeal of the building is confirmed by actual transaction data — yields are higher than the area average; if the pace of price growth is maintained and management quality does not deteriorate as the complex ages, the building will remain attractive for rental investors over a 3–5‑year horizon.
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