1. Area definition and data structure
Actual location: According to DLD, Dubai Star officially belongs to the Al Thanyah Fifth area with the Jumeirah Islands master project. All further comparisons are made relative to this area.
DLD volume and content:
– For Dubai Star itself, the database records 552 sales (apartments of all types).
– The sample for the entire Al Thanyah Fifth area is very large – more than 35,000 apartment sales.
– Around 675 rental contracts are recorded for Dubai Star (in DLD_rent_contracts), which makes it possible to compare market indicators with the wider area.
2. Sales analysis for Dubai Star and the area
Dynamics of the average price per square meter (only actual transactions, flat-type apartments):
For Dubai Star:
– Since 2020 there has been a stable increase in the average price per m²: from 6,200–9,200 AED/m² in 2020 to 14,000–15,400 AED/m² by 2024–2025.
– Over the last 12 months, the average price per m² amounted to 13,971 AED/m².
For Al Thanyah Fifth:
– The area is more expensive than Dubai Star: the average price per m² over the last 12 months is 19,855 AED/m².
– The area trend is also upward: from 8,900–10,900 AED/m² in 2020–2022 to 16,000–20,000+ AED/m² in 2023–2025.
Overall, Dubai Star is in the lower part of the price range for the area and is 30–35% cheaper than the average level in Al Thanyah Fifth.
3. Rental rate analysis
Dynamics of the average annual rent per m² (actual contracts, all apartments):
For Dubai Star:
– Average annual rent per m² over the last 12 months: 1,129 AED/m².
For Al Thanyah Fifth:
– The average rent in the area is similar — 1,101 AED/m² for the same period.
This indicates a high convergence of rental rates between the building and the area: with a lower purchase price, the yield at Dubai Star is higher than the area average, while rental demand remains comparable.
4. Calculation of investment yield (ROI) and investment fair value
Over the last 12 months:
– For Dubai Star, ROI_brutto = 1,129 / 13,971 ≈ 8.1%.
– For Al Thanyah Fifth, ROI_brutto = 1,101 / 19,855 ≈ 5.5%.
Taking into account transaction costs on entry (around 7–8% in commissions, fees, etc.), the actual yield after costs (ROI_net) for the building will fall to 7.5–7.7%. For the area — to 5.1–5.2%.
Range of investment fair value based on yield (7–8%):
– For Dubai Star: the “fair” price, based on current rent and the required yield, = 1,129 / 0.08…0.07 = 14,100–16,130 AED/m².
– The actual transaction price is 13,971 AED/m², meaning that even with price growth the building still offers a yield above the target threshold.
5. Liquidity and market activity
– Over the last 12–24 months, regular transactions have been taking place in the building (48–49 sales in 2024 and already 3 in 2026), which indicates high residential liquidity.
– Rentals in the building are active: there are hundreds of contracts, and rental demand is sufficient.
– Comparison with the area shows that Dubai Star currently occupies the niche of a “liquid apartment in the mid/affordable budget segment” with yields above the average for Al Thanyah Fifth.
6. Investor conclusions and outlook
– Dubai Star is located in a high-demand, dynamically developing area — Al Thanyah Fifth (JLT/Marina cluster).
– The average price per m² in the building is noticeably below the area average, while rents are on par with the area, which ensures an attractive gross yield (8.1%) and a solid net yield even after transaction costs.
– Price growth in the building is outpacing the area, yet a significant gap in entry price remains — this creates a safety margin for the investor in case of yield compression or an influx of new projects.
– Under current market conditions, the building is attractive both for end-users (optimal price) and for investors targeting a long-term yield of 7–8% per annum.
– For sellers: the potential for further price growth is limited by the area’s upper price ceiling. For buyers: entry prices are still below the fair yield-based range (and are likely to hold in a market correction or downside scenario).
– Liquidity in this segment is secured.
Bottom line: Dubai Star remains one of the investment-attractive assets in the area for those who prioritise a balance between current yield and moderate risk.
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