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1. Definition of the area and data structure
Actual location: Boutique 23 is fully mapped to the Al Jadaf district within the Jaddaf Waterfront master project (actual DLD record: area_name_en = ‘Al Jadaf’, master_project_en = ‘Jaddaf Waterfront’, project_name_en = ‘Boutique 23’). This is the district used in all subsequent calculations. For one-bedroom apartments (1BR) in Boutique 23, 132 transactions have been recorded.
2. Transaction dynamics and liquidity
DLD data shows fairly active sales dynamics for 1BR units in Boutique 23. Transactions have been recorded by quarter since 2024; for example, in 2024 there were between 7 and 39 deals per quarter, which confirms high liquidity and steady demand. The Al Jadaf district as a whole is also characterized by regular transactions, indicating a high level of market activity.
3. Price dynamics over 3–5 years
The average price per square metre for 1BR units in Boutique 23 is trending upwards and ranges between 15,800–16,800 AED/m² across the quarters of 2024, with several higher or lower outliers in individual quarters in 2025. Over the last 12 months, the average has been 16,940 AED/m².
By comparison, prices for similar apartments in Al Jadaf have historically been lower, but there has been a sharp increase during 2023–2024: in 2020–2022 the range was 8,500–12,000 AED/m², then in 2023 there was a steep jump to 14,600–18,500 AED/m², and in 2024–2025 values stabilised within 16,400–19,300 AED/m². Over the last 12 months, the district-wide average for 1BR units has been slightly higher, at around 18,040 AED/m².
Boutique 23 is currently slightly below the district average, but the gap is not critical — about a 6% discount to the area, which may create an investment opportunity as the location continues to develop.
4. Rental rates: analysis and limitations
As of the query date, there are no recorded DLD rental contracts for 1BR apartments in Boutique 23 or its master project (Jaddaf Waterfront) — this is typical for new buildings at the key-handover stage or in the early phase of entering the market.
Across Al Jadaf as a whole, rental activity is very high: over the last 12 months, tens of thousands of residential lease contracts have been concluded (more than 38,000), confirming strong demand and rental liquidity for an investor. Over the last 12 months, the average annual rental rate across the entire residential segment has been 956 AED/m² per year (correctly calculated only at the district level!).
5. ROI and fair price for an investor
It is not possible to calculate ROI for Boutique 23 based on DLD rental contracts, as there are no rental transactions for this building in the database yet. Yield can only be estimated at the Al Jadaf district level, using the average sale price (18,040 AED/m²) and rent (956 AED/m²).
Thus, the indicative rough district ROI (brutto) is 5.3% per annum (956 / 18,040). After adjusting for initial acquisition costs (7–8%), the realistic net investment yield for a buyer is around 4.9–5.0% per annum.
To achieve a target yield of 7–8% per annum at the current average rental rate (956 AED/m²/year), the investor’s purchase price should be in the range of 11,950–13,650 AED/m². In reality, the current market in the district prices 1BR units significantly above this “investment-fair” level, which is typical for a phase of active price growth and revaluation of districts with strong medium-term potential.
6. Investment conclusions and outlook
Boutique 23 is a liquid new project with rapidly growing unit prices and clearly observable sales demand. The Al Jadaf location is quickly catching up in value with major new districts, as evidenced by several quarters of accelerated price growth.
Rental rates in the district remain stable, but at the current peak of the price cycle, apartments are becoming less attractive for investors targeting a 7–8% yield. However, strong demand and high liquidity allow the asset to be viewed as a capital-preservation tool with potential further upside, provided the district continues to develop positively (transport accessibility, infrastructure build-out).
ROI and fair rental-based pricing cannot yet be calculated for the building itself — only at district level and only using DLD data. For an individual apartment in Boutique 23, it is not yet possible to derive yield figures from official statistics: rental contracts may only start to appear as the building becomes more widely occupied.
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