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1. Definition of the area and data structure
Actual location: according to DLD transactions, the building DAMAC RIVERSIDE – IVY is attributed to the Dubai Investment Park Second area (there is no separate master project in the data). No registered DLD transactions were found specifically for this building, so the analysis is carried out at the area level, using transactions and contracts for comparable 1-bedroom apartments. This approach makes it possible to estimate price and rental benchmarks at the most granular level currently available.
2. Sales and price dynamics
The total volume of transactions in Dubai Investment Park Second is very high — over time there have been more than 9,500 contracts for all apartment types and more than 3,500 contracts for 1-bedroom units alone, which indicates high liquidity in the local market.
Analysis of average price per m² dynamics specifically for 1-bedroom apartments:
– Over the past 4 years, the average sale price in the area has shown moderate growth: in 2022–2023 it remained in the range of 4,700–5,100 AED/m², with a separate spike in Q3 2022.
– In 2024, growth is observed: the average quarterly price ranged from 4,500 to 5,900 AED/m².
– Over the last 12 months, the average price of closed deals in the area for 1-bedroom apartments has sharply increased and reached 15,783 AED/m² (this sharp rise is driven by a spike in off-plan registrations and possible one-off large transactions, which is typical for new projects).
– The number of transactions in the area for 1-bedroom apartments is consistently high by quarter, and in recent periods there has been an extreme surge in concluded deals. This is likely related to the mass launch and registration of documents for a whole series of projects.
3. Rental market — analysis and dynamics
For the building DAMAC RIVERSIDE – IVY, no rental contracts with the required level of detail were found in DLD as of the analysis date. For Dubai Investment Park Second as a whole, the rental contract base is very large (over 19,000 contracts).
The average annual rent per m² in the area (all apartment types) over the last 12 months amounted to 2,518 AED/m². For 1-bedroom apartments such data is not directly available, but the area statistics provide a good approximation.
Quarterly rental dynamics over the last 3 years:
– Since 2022, the average rent per m² has grown from 1,800–2,100 AED/m² to 2024 levels.
– In 2024, quarterly rents remained in the range of 2,000–2,700 AED/m², which indicates strong rental demand in the affordable and mid-market segments.
4. Comparison of purchase and rental prices, ROI calculation
Current benchmark for 1-bedroom apartments in Dubai Investment Park Second:
– Average purchase price per m² over the last 12 months: 15,783 AED/m² (an increase versus previous periods, requires verification for anomalous off-plan deals).
– Average rent per m² over the last 12 months: 2,518 AED/m² (for all residential apartments in the area).
Approximate yield calculation:
– Gross yield (ROI_brutto) based on area market data: 2,518 / 15,783 ≈ 16.0%.
– After accounting for full transactional costs (around 7–8% on entry, including DLD fee, brokerage, etc.) — estimated ROI_net ≈ 14.8–15.0%.
The actual gross yield based on area data currently looks abnormally high (16% and above), which is linked to the sharp increase in registered prices for 1-bedroom transactions (likely driven by off-plan effects, payment plans and the launch of new properties, due to which the DLD-registered price in 2025 may be inflated). Typically, a balanced level of net yield in such areas for a final secondary-market deal is 7–9% per annum once prices have stabilised.
The “investment fair price range” for a target yield of 7–8% based on the area’s average market rent:
– For an investor it is 31,473–35,974 AED/m² (the calculations are based on a statistical formula, but given the obvious market situation, these values are currently above the average transaction price — this indicates a possible overstatement of last deals in DLD, and a thorough individual review of each deal is recommended).
5. Liquidity and outlook
The transaction volume in the area and the frequency of new rental contracts confirm stable demand from both tenants and buyers for 1-bedroom apartments.
However, the short-term effect of mass off-plan registrations and the sharp price increase can complicate an accurate assessment of fair market value for secondary-market purchases. There is currently a risk of acquiring an asset at a temporarily inflated price, which may reduce the medium-term ROI after the complex is handed over and actual rental flows stabilise.
Investor assessment: the area shows high activity, but for DAMAC RIVERSIDE – IVY and similar new buildings it is essential to carefully analyse the structure of registered deals, focus on achievable rental levels, and avoid overpaying based on inflated off-plan registrations. For a robust yield calculation on a specific apartment, real rental cases within the building or complex are required.
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