1. Definition of the area and data structure
Actual location: BLISS HOMES, according to the DLD transaction database, is located in Wadi Al Safa 5 and is part of the Dubai Land Residence Complex master project. There is a sufficiently large number of sales and lease contracts for this building — the market dataset is well represented.
2. Market volume and activity
Over the past 3 years (2024–2026), 102 transactions for 1-bedroom apartments in BLISS HOMES have been registered, 27 of which were concluded in the last 12 months. This indicates high liquidity of the project and steady demand for smaller units.
Overall, Wadi Al Safa 5 is also very active: in the last 12 months alone, more than 7,400 transactions have been recorded for apartments (type “Residential, Flat”), and more than 9,000 lease contracts over the same period. This confirms that it is an established mass residential area with sustainable demand.
3. Purchase price dynamics
In BLISS HOMES, the average price per square metre for 1-bedroom apartments over the last 12 months is around 12,600 AED. The quarterly dynamics over the last 2 years are as follows:
– Q4 2024: ~13,700 AED/m²
– Q1–Q4 2025: fluctuations in the range of 11,800–12,900 AED/m²
– Q1 2026: 12,070 AED/m²
Overall, after a spike at the end of 2024, prices returned to the 12,000–12,600 AED/m² range.
For comparison, in Wadi Al Safa 5 the average apartment price over the last 12 months is about 14,265 AED/m², meaning BLISS HOMES trades at a certain discount (~12–15%) to the district’s average market level. However, the area has seen strong price growth over the last 3–4 years: for example, in early 2022 the average was about 6,700 AED/m², by the end of 2023 almost 8,300 AED/m², and from the second half of 2024 prices jumped to 12,000+ AED/m².
4. Rental dynamics and levels
BLISS HOMES shows a stable flow of rental transactions: 61 contracts have been recorded over the last 12 months, and the average annual rent across all apartments is about 850 AED/m². By quarter in 2025, the average rental level was in the 835–890 AED/m² range. The dynamics show that the price level has been holding after a noticeable increase (while previously in the area it was slowly growing from 400–650 AED/m² in 2021–2023 to 750+ AED/m² by the end of 2024).
In Wadi Al Safa 5, the average rent over the last 12 months for all apartments is slightly lower — about 775 AED/m² (with a very large base of more than 9,000 contracts). The share of higher-rent contracts (“business-class” level, closer to 900 AED/m²) is greater in new developments.
5. Yield and fair value assessment
Over the last 12 months:
– Average purchase price: 12,600 AED/m² for the building, 14,266 AED/m² for the area.
– Average rent: 853 AED/m² for the building, 774 AED/m² for the area.
– Gross ROI: 6.8% for the building, 5.4% for the area (calculated as rent/purchase price over the same period).
– Taking into account standard upfront costs (taxes, commissions, around 7%), the adjusted net ROI for the building will be about 6.3% per annum, and for the area — roughly 5%.
Fair investment value range for a target yield of 7–8%:
– For the building: purchase price for a 7–8% yield — 10,700–12,200 AED/m² (i.e. the current average transaction level is close to the lower bound of the fair range; only a minimal discount is needed to reach 8% at current rents).
– For the area: a purchase price of 9,700–11,100 AED/m² is required to achieve 7–8%. Market prices in the area are above this fair band, making it more difficult to find deals with the required ROI.
6. Conclusions and outlook
– BLISS HOMES demonstrates good liquidity, a market-adequate price level, and a stable rental stream.
– The current purchase price in the building is close to the fair boundary for investors focused on passive income.
– In the area, prices have risen significantly over the past 2 years; current yields in the district are already near the lower end of the desired range for investors, while in BLISS HOMES they are at a “market-average” level for Dubai (~6.2–6.8% net ROI).
– The project’s 3–5 year outlook depends on maintaining rental demand and limiting new supply; this is a mass-market area, so there are long-term risks of growing competition.
– The property is in demand among tenants — the high volume of contracts is confirmed by DLD statistics.
7. Limitations of the assessment
All figures are based solely on actual DLD data. The dataset is very strong for both sales and rentals; the estimates are valid for a typical rental scenario, but do not constitute a formal valuation of any specific apartment.
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