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1. Definition of the area and data structure
Actual location: The CREEK EDGE Tower 1 building is registered in the DLD database as part of the CREEK EDGE project within the Dubai Creek Harbour master development, in the Al Khairan First district. These exact values were used as filters for the building’s data analysis. Apartment type filter: the analysis was carried out for all apartments (Flat) due to the absence of separate transactions for studios.
2. Transaction frequency and structure
The DLD database records about 620 apartment sale transactions for CREEK EDGE Tower 1. Transaction activity is concentrated in 2023–2024: in Q1 2023 a peak was recorded (351 transactions), after which the volume stabilized at significantly lower levels (30–44 transactions per quarter). This indicates mass handover of units after construction and sustained interest from investors and residents.
3. Price dynamics per square meter
For CREEK EDGE Tower 1:
– In 2023 the average price per m² increased from 21,700 to 22,700 AED.
– By the end of the analyzed period (last 12 months) the average level reached 24,300 AED/m².
– At the master-project and district level (Dubai Creek Harbour, Al Khairan First) the quarterly level is recorded at similar values: 24,200 AED/m².
There is a steady upward price trend over the past two years: since 2021 the price has risen by roughly 25–30%, which makes the current level a fair market price for new transactions.
4. Rental market behavior
For CREEK EDGE (the entire project, as filtering by individual building is impossible due to the data structure): over 12 months there were 675 residential lease transactions.
– The average annual rent per m² for the project over the last 12 months is 1,519 AED.
– At the Dubai Creek Harbour, Al Khairan First district level — 1,438 AED/m² per year.
Rental rate dynamics:
– On average, in 2024 rental rates in the project ranged from 1,400 to 1,585 AED/m² per year.
– Rental returns over the last year exceed the district average (a premium to the district of about 6%).
5. Price–yield relationship (ROI)
Calculations are based on the last 12 months (a simultaneous window):
– For the building (project): price per m² 24,300 AED, rent per m² 1,519 AED, therefore:
– Gross yield (ROI_brutto): 6.3%.
– For the district: price per m² 24,200 AED, rent per m² 1,438 AED, ROI_brutto: 5.9%.
Adjustment for initial costs (approximately 7%):
– For the building: expected net yield (ROI_net) ~5.9%.
– For the district: ROI_net ~5.6%.
6. Assessment of the fair price investment range
To achieve 7–8% annual (gross) returns, the “fair investment range” for the apartment price is estimated as:
– For the building: 19,000–21,700 AED/m² (calculation: dividing the average rental rate by 0.07 and 0.08).
– For the district: 17,975–20,540 AED/m².
This is roughly 12–20% below the current average market price per m²: the market is pricing in a premium, and yields are compressing as capital values rise. An investor targeting a 7–8% yield will have to secure a discount or accept a more modest rate of return.
7. Liquidity, demand, outlook
Overall, the Dubai Creek Harbour market is active, with a consistently high number of sale and lease transactions. Strong primary demand is giving way to stabilization: price growth has slowed, while rentals show a premium to the wider district. Liquidity is high: across both sales and rentals, at all levels of aggregation, hundreds and thousands of contracts are recorded annually.
In the short term, yields may compress further due to additional supply, but housing demand remains strong and the building/project appears reliable for long-term capital investment.
8. Conclusions
CREEK EDGE Tower 1 (Dubai Creek Harbour, Al Khairan First) is characterized by steady price growth over 3 years (+30% since 2021) and a rental premium versus the district. Gross yield at the new price level is around 6% — below the classic investment benchmark (7–8%), reflecting the overall appreciation of projects in this segment. In the coming years demand and stability are expected to persist, but a purchase targeting a high current ROI requires focusing on units acquired at a discount to the market.
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