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

1. Definition of the area and data structure

Actual location: BLISS HOMES, according to the DLD database, belongs to the Wadi Al Safa 5 district and the Dubai Land Residence Complex master project.
The building’s database records 129 sale transactions and at least 63 rental contracts, which confirms a statistically significant volume of market information.

2. Transaction dynamics and liquidity

The transaction volume for BLISS HOMES has been growing in leaps over recent quarters: the peak handover period fell at the end of 2024 (66 deals), followed by substantial volumes throughout 2025 (a total of 61 deals in Q1–Q2, then a decline). The building proved to be a sought-after new development with rapid sell-out.
At the Wadi Al Safa 5 district level, the database shows consistently high transaction volumes, typical for a fast-developing location.

3. Price per m² dynamics

For BLISS HOMES (averaged across the building, excluding obvious outliers in unit size and price per m²):

– 2024Q4: 13,634 AED/m² (mass launch of sales)
– 2025Q1: 11,191 AED/m²
– 2025Q2: 12,760 AED/m²
– 2025Q3: 12,937 AED/m²
– 2025Q4: 11,848 AED/m²
– 2026Q1: 12,072 AED/m²

Average price per m² for BLISS HOMES over the last 12 months: 11,529 AED/m².

For comparison, the average sale price per m² in Wadi Al Safa 5 over the same period is 14,293 AED/m². In some quarters of 2024–2026, average district prices per m² even exceed 14,000–15,000 AED/m², indicating high investment activity.

Overall, the building trades at a discount to the district’s average market levels — the gap over the last 12 months exceeds 20%. This reflects either the initial pricing strategy of the developer at launch, or the specifics of the asset’s class/size.

4. Rental rates

BLISS HOMES shows a sufficient number of registered rental contracts. The average actual rental rate per m² per year over the last 12 months amounted to 854 AED/m². For Wadi Al Safa 5, the average rental rate per m² is 771 AED/m².

The monthly/quarterly rental dynamics for the building from 2025 to date (quarterly values as the building was handed over) are as follows:
– range per apartment: from 835 to 929 AED/m²/year;
– trend: a stable level of rental contracts after the new development entered the market.

In Wadi Al Safa 5 over the last 3–4 years, rental rates have grown from approximately 400–450 to the current 770–800+ AED/m²/year, which indicates long-term growth in demand and rental yields.

5. Comparative analysis and yield

Over the last 12 months:
– Average purchase price per m² in the building: 11,529 AED/m²;
– Average rent in the building: 854 AED/m²/year;
– Gross market yield (ROI brutto) for the building: 7.4%.
– District-level ROI brutto: 771 / 14,293 ≈ 5.4%.

Net ROI calculation (taking into account initial acquisition costs — in Dubai a standard 7–8% “entry” cost): 7.4% / 1.07 ≈ 6.9% (rounded).

“Fair price range” to achieve a rental yield of 7–8%:
– At the current rental rate of 854 AED/m² this range is: 10,675 – 12,200 AED/m².
– BLISS HOMES is trading extremely close to the lower bound of this range, which makes investment at the current market price quite reasonable for rental purposes.

6. Outlook and conclusions

BLISS HOMES is a building with solid liquidity, real rental demand and outstanding data transparency via DLD. Sales were executed mainly during the new-build launch phase, but both the resale market and the rental pool are already established.
The district’s historical dynamics show a steadily growing rental market and a moderately growing sales market. BLISS HOMES is currently at the bottom of the fair investment range for an investor targeting a 7–8% gross ROI, which makes the asset attractive for buy-to-let or long-term portfolio holding.

Liquidity in Wadi Al Safa 5 remains high; the district-wide annual yield of around 5.4% is noticeably lower than that of BLISS HOMES itself, confirming the superior profitability of this particular new development.

For an owner/investor:
– you are entering a live, rental-ready pool;
– current deals in the building reflect a real yield of about 7% net, close to a reasonable investment benchmark;
– the discount to the district may narrow as the building matures, especially if the rental market stabilises.

Recommendation: for investment objectives with a 7%+ net target, the current market for BLISS HOMES can be considered investment-balanced; significant price upside without additional rental growth is limited, but long-term stability can be expected.