ROI analysis of apartment in Creek Edge Tower 1: DLD data and real deals — 05.01.2026

1. Definition of the area and data structure

Actual location: the building CREEK EDGE Tower 1 (this is how it appears in the DLD filter) is part of the Dubai Creek Harbour project and belongs to the Al Khairan First district. All subsequent comparative assessments are based on the Al Khairan First district (the key reference is exactly this name in DLD).

For sales of 2-bedroom apartments (2BR) in CREEK EDGE Tower 1, around 260 transactions have been registered. This indicates high activity and a sufficient data volume for statistical assessment at the building level, and at the district level for the wider area.

2. Deal frequency and market volume

Distribution of 2BR transactions by year:
2021: 1 transaction,
2023: 174 transactions,
2024: 63 transactions (to date),
2025: 22 contracts (some of which are likely off-plan deals for future periods, but for liquidity assessment only deals up to the current date were analysed).

The bulk of sales falls in 2023 and 2024, reflecting the start of handover and peak interest in the area during the active development phase of Dubai Creek Harbour.

For rentals, it was found that for the building itself and even for the CREEK EDGE project, DLD currently has no data on valid rental contracts for 2-bedroom units. Rental rate analysis is only possible at the Al Khairan First district level. Over the past three years, almost 18,000 valid rental contracts have been recorded in the district, confirming high rental market liquidity in this location segment.

3. Price dynamics for 2-bedroom apartments

For CREEK EDGE Tower 1 (2BR):
– Average price per m² by quarter since 2023:
– Q1 2023: ~22,960 AED/m²
– Q2 2023: ~23,340 AED/m²
– Q3 2023: ~24,300 AED/m²
– Q1 2024: ~22,170 AED/m²
– Q2–Q4 2024: growth into the 24,400–27,900 AED/m² range
Over the last 12 months, the weighted average price per m² is 28,590 AED/m², noticeably above the district level.

For Al Khairan First:
– Price dynamics per m² (2BR), averaged across transactions:
– In 2020–2022: growth from 15,000–19,000 AED/m² to 19,000–21,500 AED/m²,
– In 2023: a step up to 21,000–22,500 AED/m²,
– In Q1–Q2 2024: 22,990–23,700 AED/m²,
– In the last completed quarter (Q3 2024): a spike to 27,800 AED/m².
The average value over the last 12 months is 24,310 AED/m².

Conclusion: Prices for 2-bedroom apartments in Creek Edge Tower 1 are 15–20% higher than the district average; the premium is partly explained by the building’s newness, views, and the perception of the project as one of the top assets within the broader Al Khairan First area.

4. Rental dynamics and levels (Al Khairan First)

District data show a steady and above-market growth in rental prices:
– 2021: 630–700 AED/m²/year,
– 2022: 800–930 AED/m²/year,
– Q1 2023: 1,020 AED/m²/year,
– Q2–Q4 2023: 1,100–1,220 AED/m²/year,
– Q1–Q2 2024: 1,270–1,310 AED/m²/year,
– In the current quarter: growth to 1,330+ AED/m²/year.
The average rental rate over the last 12 months for the district is about 1,320 AED/m²/year (data only at district level, as there is no valid rental statistics for Tower 1 or CREEK EDGE).

This is one of the clearly visible trends in the market: over two years, rental rates in the new district have increased by more than 25%. Dispersion across unit types is moderate, with demand dominated by 1–2BR apartments.

5. ROI and fair price range

Analysis over the last 12 months:
– Average purchase price (2BR) in the building: 28,590 AED/m²,
– In the district: 24,310 AED/m²,
– Average rent in the district: 1,320 AED/m²/year (no data for the building).

Rough yield (ROI) calculation:
– For the building, calculation is not possible — no rental data.
– For the district: 1,320 / 24,310 ≈ 5.4% (gross yield).

Taking into account typical transaction costs of ~7% on entry, the actual net yield (ROI_net) falls to around 5%.

When calculating an “investment fair” price range to achieve a 7–8% ROI:
– lower bound: 1,320 / 0.08 ≈ 16,500 AED/m²,
– upper bound: 1,320 / 0.07 ≈ 18,850 AED/m².

The current market deal price (28,600 AED/m², and even the district level of 24,310 AED/m²) is significantly above the fair level for a target yield of 7–8%. To reach such a yield, an investor would need a substantial discount to market (30–40% below the current level). In practice, the district is now more oriented towards capital appreciation rather than high rental income.

6. Liquidity and outlook

Liquidity: For 2BR units in CREEK EDGE Tower 1, several dozen transactions are concluded per quarter; in the district, there are hundreds. The rental market is fast-growing, demand is stable, and units are leased quickly.

In the long term, Dubai Creek Harbour (Al Khairan First) will continue to drift into the premium segment with stable rental demand and moderate yields. Prices for quality buildings, especially view units and new launches, will remain 10–20% above the district average, with yields closer to 5%. For an investor, the task is to choose either further capital growth potential or to look for discounted deals to enhance ROI.

7. Final conclusion

Creek Edge Tower 1 is a new, up-to-date project trading at a premium to the market. An investor should not expect yields above 5–5.5% per annum without a significant discount to the current purchase price, which is typical for key new projects in the established parts of Dubai Creek Harbour. The area offers high liquidity, moderate but stable price growth and rapidly rising rental rates; however, market prices are outpacing the growth of rental yields, which reduces its attractiveness for pure income-focused investment.