1. Definition of the area and data structure
Actual location: According to DLD, the building Celia Residence belongs to the Al Hebiah Second area, master project Dubai Studio City. The building name fully matches the DLD database, no additional clarification is required.
The sample of 1BR apartment sales in Celia Residence includes 65 transactions, which is sufficient to build reliable building-level aggregates and compare them with the wider area.
Rental market analysis for the building is not possible: there are no recorded rental contracts for 1-bedroom apartments (or for the Celia Residence/Dubai Studio City project at all) over the last 12 months in DLD. Therefore, rental and yield comparisons will only be provided at the Al Hebiah Second area level, where there is sufficient data (more than 6,200 contracts).
2. Transaction dynamics and liquidity
Over 2023–2024, transactions with 1BR units in Celia Residence occur on a regular basis:
– 2023: 27 transactions (by quarter: 13, 9, 1, 4)
– 2024 (to date): already 38 transactions (8, 7, 14, 9 per quarter respectively)
Liquidity in the building is high for new stock in this area: there has been a steady flow of deals throughout 2023 onwards. Over the last 5 quarters, an additional strengthening of demand has been observed.
3. Price dynamics and price per m²: Celia Residence vs the area
Average price per m² (1BR, Celia Residence) by quarter:
– Range for 2023–2024: from 11,317 to 13,167 AED/m² (no strong volatility)
– Last 4 quarters (2024): 12,216 → 11,991 → 11,015 → 13,167 AED/m².
For all Flat-type apartments in Celia Residence (not only 1BR):
– Average level over the last 12 months: 14,311 AED/m².
For Al Hebiah Second (all apartments, Residential Flat) over the last 12 months:
– Average price: 14,839 AED/m².
Quarterly dynamics for the area:
– Over the last 2 years, the average level has increased from ~12,600 to ~14,200–14,800 AED/m².
– A stable positive trend is confirmed.
Comparison: 1BR units in Celia Residence in recent quarters are trading 10–15% below the area average.
4. Rental level and dynamics (by area)
There are no DLD rental contracts for the specific building, however Al Hebiah Second provides extensive statistics:
– Average annual rental rate in the area over the last 12 months: 1,079 AED/m².
– By quarter: from ~958 to 1,060 AED/m² in 2024, with steady growth continuing after the 2023 “dip” (~700–800 AED/m²).
5. Comparative analysis of yield and fair price
ROI (annual gross yield, calculated on area-level data — as the safest estimate backed by DLD):
– Base ROI_brutto = 1,079 / 14,839 ≈ 7.27% (for the area over 12 months).
– Taking into account entry costs (7–8% of purchase price):
– ROI_net ≈ 7.27% / 1.07–1.08 = 6.7–6.8% per annum.
Fair price (range of “fair” investment price at a target ROI of 7–8%):
– At a rental rate of 1,079 AED/m² this corresponds to 13,488–15,414 AED/m². The current market is roughly within this range (the area is slightly above), so no additional discount is required to reach the target 7–8% — yields are already in line with the area market.
– 1BR units in Celia Residence are priced at the lower boundary/slightly below the area average, creating a margin of competitiveness.
6. General conclusions for an investor
– Liquidity in Celia Residence is high compared with the wider area; the number of transactions is growing and demand is stable.
– Price dynamics in Celia Residence are moderately upward, but still lag behind the average prices in the area and master project (by around 10–15% lower on average).
– Prices in Al Hebiah Second have shown stable growth over the last 2–3 years, with price per m² now close to the range that provides investors with a 7–8% annual yield.
– According to DLD data, the current market does not require a significant discount to achieve average market yields: for a recent purchase one can expect around 7% gross ROI and 6.7% net ROI when rented out.
– There is no building-specific rental data for Celia Residence, so ROI and fair price range are assessed only at the area level.
– When assessing prospects, it is important to factor in the overall expansion of the Al Hebiah Second and Dubai Studio City market, where positive dynamics persist.
Recommendation: Celia Residence appears attractive for an investor focused on long-term yield, especially given the current entry levels (prices below the area average with comparable rental yield potential).
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