ROI analysis of apartment in BLISS HOMES: DLD data and real deals

1. Definition of the area and data structure

Actual location: According to Dubai Land Department (DLD), the building BLISS HOMES is clearly located in Wadi Al Safa 5, within the Dubai Land Residence Complex master project. The project name is BLISS HOMES, and the selected apartment type is 1 bedroom (1BR).

Deal structure and data volume: Since 2024, DLD has registered 102 sales of 1-bedroom apartments in this building. The database also contains a large volume of sales and rental contracts for Wadi Al Safa 5, which allows for comparative analysis.

2. Sales dynamics for the apartment in the building

Analysis of annual transaction frequency shows that the overwhelming majority of sales were registered in 2024 (53 deals) and 2025 (47 deals), with the remaining ones being isolated transactions in 2026 (most likely assignment deals or future-dated registrations). In practice, the project is still new, and sales are concentrated around the launch phase.

Quarterly dynamics of the average price per square metre for 1-bedroom apartments in BLISS HOMES:
– Q4 2024: 13,715 AED/m² (53 deals)
– Subsequent quarters of 2025: range of 11,848–12,937 AED/m² (a decline versus launch levels)
– A single data point for 2026 — 12,072 AED/m² (2 deals, not representative for forecasting).

The average price per m² for 1-bedroom units in the building over the last 12 months was 11,844 AED/m² (38 deals).

3. Area price dynamics (benchmark)

Across Wadi Al Safa 5 (residential apartments only) there has been a clear upward trend since 2023:
– Q3 2023: average price per m² around 9,717 AED,
– Q4 2023 — 8,276 AED,
– Q1 2024 — 6,870 AED (with a very large sample; likely an increasing share of budget new builds),
– Q2 2024 — 10,499 AED,
– Q3 2024 — 12,111 AED,
– Q4 2024 — 11,782 AED,
– Q1 2025 — 13,030 AED.

Average price per m² in Wadi Al Safa 5 over the last 12 months: 14,156 AED (7,841 deals) — BLISS HOMES is currently priced 16% below the area average.

4. Rentals: level and dynamics

For the building itself and the master project there are no registered rental contracts for 1-bedroom apartments, and in general for the 1BR segment the DLD database does not yet contain data (most likely the asset is new and the rental market has not stabilised).

Aggregated data for Wadi Al Safa 5:
– Total over the year — 56,500 contracts (all apartment types).
– Average rental rate per m² over the last 12 months in the area: 771 AED/m² per year (based on 9,753 contracts).
– Growth in rental rates over recent quarters: from 620 AED/m² (end of 2023) to 737–794 AED/m² by 2024–2025.

There is no separate dataset for 1-bedroom units in BLISS HOMES, the master project, or even for the entire area — we can only rely on area-wide averages for apartments overall.

5. Comparison of building vs area, ROI

Purchase price in BLISS HOMES over the last year — 11,844 AED/m², versus 14,156 AED/m² for the area.
Area rental rate — 771 AED/m²/year (relevant, as there are still no established rental histories for the new projects).

Rough yield calculation:
Brutto ROI for the area: 771 / 14,156 ≈ 5.4% (this is the yield at the area average).
If an investor buys an apartment in BLISS HOMES at the current building price (11,844 AED/m²), and if the rental rate is close to the area benchmark (771 AED/m²), the brutto ROI could reach 771 / 11,844 ≈ 6.5%.

Net coefficient (purchase + entry costs 7–8%): 6.5 / 1.07 ≈ 6.1% — the realistic yield after accounting for initial costs.

6. Asset outlook and liquidity assessment

BLISS HOMES is a new asset with a high volume of fresh sales, but there is no rental data even at the master-project level, which reflects an incomplete commissioning and stabilisation cycle. It is likely that within the next year rental contracts will appear, and market rental levels in the building may converge with the area average or sit slightly below it.

Sales liquidity is high (active primary market, hundreds of deals in the project and thousands in the area each quarter). Wadi Al Safa 5 is currently one of the growth points within Dubai Land Residence Complex, with a strong wave of new development.

7. “Investment fair price” for an investor targeting a 7–8% yield

If we take the average rental rate for the area (771 AED/m²/year) as a reference:
– fair price range: from 9,638 AED/m² (ROI 8%) to 11,014 AED/m² (ROI 7%).

The current transaction price in the building is close to the upper bound of this range and slightly below the area average, which makes BLISS HOMES moderately attractive for investment — with the potential to achieve a slightly higher yield than the area average.

However, it should be emphasised: this report does not include verified DLD rental contracts specifically in the building; the yield conclusions are based solely on area-wide statistics.