Skip to content
1. Defining the area and data structure
The Boutique 23 building is confirmed in the DLD register and belongs to the Al Jadaf area, within the Jaddaf Waterfront master project. A total of 353 transactions have been recorded for the building since the beginning of 2024; the project is very new (the first deals date back to January 2024), which indicates a recent launch of sales or handover. For transaction analysis, a sample of studios (0BR / studio) was used. There is no rental data for the building itself, so market rent calculations are based on the Jaddaf Waterfront master project and the Al Jadaf area.
Actual location: Al Jadaf area, Jaddaf Waterfront master project.
2. Activity and liquidity
From January 2024 to June 2025, more than 330 transactions were registered in Boutique 23, with stable quarterly activity (from 17 to 91 deals per quarter, with a peak at the end of 2024). Liquidity is high; against the backdrop of the wider Al Jadaf area, this dynamic indicates solid market demand for apartments in the new building.
3. Price dynamics per m² (sales)
The average sales price per m² for studios in Boutique 23 remained in the range of 17,220–17,700 AED/m² throughout all quarters of 2024. At the beginning of 2025, a slight decrease to 17,054 AED/m² was recorded, while the second quarter showed a spike to 19,400 AED/m², likely due to off-plan completion and a shift towards more liquid transactions. However, the 12‑month average stands at 17,382 AED/m² (based on 10 transactions).
Across Al Jadaf as a whole, the average price per m² is higher and over the last 12 months amounts to 19,619 AED/m² (more than 3,000 apartment transactions, filtered by standard parameters). The area’s dynamics show growth in 2023 up to a peak of 19,900–20,462 AED/m² and some stabilisation in 2024.
4. Rental dynamics per m²
The DLD has no recorded rental contracts for apartments in Boutique 23. At the Jaddaf Waterfront master-project level, the average annual rental rate per m² over the last 12 months is 879 AED/m²/year (more than 1,400 contracts), which corresponds to the typical pricing for this segment of the area. Across Al Jadaf as a whole, the annual rate is higher at 960 AED/m²/year (around 8,000 contracts). Over the past 2 years, rental rates in the area have been steadily rising from 700 to almost 950 AED/m²/year, indicating increased rental demand.
5. Comparison of building and area levels, investment attractiveness
Boutique 23 is selling slightly below the average market price in Al Jadaf (12% below the area average). The rental rate for the wider area is higher than for the master project, which is a positive factor for an investor, as new apartments can potentially be rented out at a premium to typical Jaddaf Waterfront levels.
Yield (ROI) calculation:
- Weighted average purchase price of a studio in Boutique 23 over the last 12 months: 17,382 AED/m².
- Average market rental rate for the area: 960 AED/m²/year.
- Gross yield (ROI_b): 960 / 17,382 = 5.5% per annum.
- Comparable yield across Al Jadaf: 960 / 19,619 = 4.9% per annum.
Adjustment for entry costs (7% commissions/taxes):
- Net yield (ROI_n) for the building ≈ 5.5% / 1.07 = 5.1%.
- For the area as a whole — 4.6%.
Fair investment price range for investors targeting 7–8% per annum:
- For the area level: from 12,000 to 13,715 AED/m².
- The current price level is significantly above the fair boundary for “8%+ per annum”, meaning the building and the area are trading at a clear yield premium. To achieve 7–8% per annum, current and future buyers need to rely either on a substantial increase in rents or on a corrective price discount once resale stock appears.
6. Conclusions and outlook
Boutique 23 is a new residential project in a rapidly developing area with a high sales velocity and a large number of transactions. Entry liquidity is high and demand is confirmed. The building’s price dynamics are stable but sit 12% below the wider area market, which may be due to strong competition among new developments in Jaddaf Waterfront or the specifics of the building blocks.
The average yield for an investor buying now is 5–5.5% per annum (gross); to reach a 7–8% ROI, either rental rates need to grow by another 20%+ or the purchase price needs to be lower. The area is showing strong rental growth, which may support yield prospects over a 3‑year horizon; however, the entry price calls for caution and careful calculations.
There is no rental data for the building itself — all calculations are based on master-project/area figures. Always verify and compare the yield of a specific unit against current rental rates for comparable listings in Jaddaf Waterfront and Al Jadaf.
Related Articles
- The Most Remarkable New Residential Developments in Dubai: Architecture, Lifestyle and Investment Potential
- ROI analysis of apartment in Skyz by Danube: DLD data and real deals
- ROI analysis of apartment in UniEstate Prime Tower: DLD data and real deals
- How to Buy Property in Dubai with Developer Installments and Rent-to-Own Plans
- How to sell an apartment in Dubai in Mercer House – analysis 2025
