ROI analysis of apartment in DOWNTOWN VIEWS: DLD data and real deals

1. Area definition and data structure

Actual location: The DOWNTOWN VIEWS building is located in Zaabeel Second according to DLD data. The master project is not explicitly specified. All further area-based comparisons will therefore rely on Zaabeel Second as the clearly defined district in DLD.

Structure of available data:

Over the past 5 years, there have been 141 sale transactions for 1-bedroom apartments in DOWNTOWN VIEWS.
The rental database also contains a significant number of contracts for Residential Flat units in this building and in the wider area.

2. Price dynamics and liquidity for the building and the area

Transaction frequency and liquidity:

Average sales activity in the building is consistently high: in recent quarters, between 5 and 13 transactions for 1-bedroom apartments have been recorded per quarter.
Over the last 12 months, the number of transactions in the building has remained substantial — this segment of the market is characterised by good liquidity.

Average price per square metre dynamics:

The average price per m² in the building has grown unevenly since 2020: from 13,500–20,000 AED/m² in 2020–2021 to 20,000–27,500 AED/m² in 2023–2024, with a peak in early 2024 (up to 27,500 AED/m²).
On average over the last 12 months, the price in the building is around 26,616 AED/m², while in Zaabeel Second (for a comparable apartment segment) the figure is higher — about 29,307 AED/m².

Zaabeel Second overall:

The broader market shows a similar upward trend, especially from 2022 onwards — recent quarterly price levels exceed 26,000–28,000 AED/m², and in some quarters of 2025 reach 32,000–34,000 AED/m².
The transaction volume in the area is growing, confirming sustained demand for residential property in Zaabeel Second.

3. Rentals: rates and dynamics

Average annual rent per m²:

For DOWNTOWN VIEWS, the average rate over the last 12 months is about 1,636 AED/m² per year.
For Zaabeel Second, the comparable figure is 1,700 AED/m² per year.

Dynamics:

Over the past two years, the rental market has shown consistent growth: from 1,200–1,400 AED/m² in 2021–2022 to 1,500–1,650 AED/m² in 2023–2024.
For both the building and the area, the trend is almost identical; no significant premium/discount has been identified specifically for DOWNTOWN VIEWS.

4. ROI and investment price range

Estimated return (ROI):

Based on current data for the last 12 months for the building, the “gross yield” is approximately 6.1% per annum (1636 / 26616), and slightly lower at the average market price of the area — around 5.8% (1700 / 29307).
After accounting for entry costs (around 7–8%), the expected net yield (net ROI) for the building is 5.6–5.7% per annum, and for the area 5.3–5.4% per annum. This is higher than deposits/bonds, but noticeably below the typical target range of 7–8% for conservative investors.

Fair price range for an investor:

To achieve an ROI of 7–8% per annum, the investment price range for the building according to DLD is 20,450–23,370 AED/m² (based on the actual average rent).
For Zaabeel Second, the range is 21,250–24,285 AED/m².
The average actual transaction price over the last 12 months exceeds these levels by 10–20%, meaning that to reach a 7–8% yield, a substantial discount to the current market is required.

5. Outlook and conclusions

The DOWNTOWN VIEWS building demonstrates high market liquidity: regular transactions, stable price and rental dynamics, and strong demand from both tenants and buyers.
Prices for both the building and the area have been steadily rising in recent years, in line with the overall performance of Dubai’s prime segment. At the same time, internal returns for investors continue to decline due to the faster growth of price per square metre — yields over the last 12 months are significantly below the “investment fair” range.
For active investors, it is strategically justified to look for entry points with a substantial discount to the market or to focus on unique units that can generate rental income above the market average.
Over a 3–5 year horizon, liquidity and growth prospects in Zaabeel Second remain positive, but the price premium relative to achievable yields persists, which is important to factor into investment decisions.