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1. Definition of the area and data structure
Actual location: according to DLD, Enqlave By Aqasa is registered in the Jabal Ali First area within the Discovery Gardens master project.
A total of 152 sales have been recorded in the building, including 43 studio (0BR) transactions.
There are no studio rental contracts in the DLD database specifically for Enqlave By Aqasa, so for rental analysis we use the Discovery Gardens master-project level and, additionally, the Jabal Ali First area.
At both levels there are tens of thousands of rental contracts for studios.
2. Liquidity and deal frequency
The highest concentration of studio sales in Enqlave By Aqasa occurred in Q3 2024 (36 transactions) — clearly the handover or active sales phase; subsequent quarterly activity declines (single-digit sales in each following quarter).
Overall, Enqlave By Aqasa showed high liquidity at launch, but a stable secondary-market specialization has not yet formed (low deal volume after 2024Q3).
In Jabal Ali First, the studio market is consistently active: hundreds of transactions every quarter. This confirms high liquidity potential for a future resale of units in Enqlave By Aqasa as well.
3. Price dynamics over 3–5 years. Comparison of the building and the area
Average price per square metre in Enqlave By Aqasa (studios) by quarter:
– 2024Q3: 16,570 AED/m²
– 2024Q4: 16,660 AED/m²
– 2025Q1: 19,410 AED/m²
– 2025Q2: 16,440 AED/m²
– 2025Q4: 19,470 AED/m²
Average achieved sale price in the building over the last 12 months: 18,700 AED/m² (4 transactions, studios only).
For comparison, the average price per m² for studios in Jabal Ali First is significantly lower:
– Last 12 months: 15,680 AED/m² (1,182 transactions).
– Dynamics: only from 2023 did the area show a marked acceleration in growth — from ~11,200 AED/m² at the start of 2023 to 15,400–16,500 AED/m² by the end of 2025.
Thus, Enqlave By Aqasa is currently trading at a noticeable premium (around 19% higher) to the average studio price in the area. This reflects the project’s newness and its positioning as a premium segment within its district.
4. Rental and yield analysis
There are no confirmed studio rental contracts for Enqlave By Aqasa itself in the DLD.
At the Discovery Gardens master-project level, the average annual studio rent over the last 12 months is 900 AED/m² (6,143 rental contracts).
In Jabal Ali First, the rental level is higher — 981 AED/m² (8,804 rental contracts), i.e. studios outside the central part of Discovery Gardens but within Jabal Ali First are, on average, rented at higher rates.
Rental dynamics:
In Discovery Gardens, studio rents increased from 600–750 AED/m² in 2022–2023 to 870–900 AED/m² by late 2024 – early 2025. The area shows a similar trend, but at a higher level: by 2024–2025, studio rents regularly reach 935 AED/m² (with some quarters exceeding 980 AED/m²).
5. Comparison of price_psm and rent_psm: calculated yield (ROI) for an investor
– Average studio sale price in Enqlave By Aqasa: 18,700 AED/m² (last 12 months).
– Average rent at the Discovery Gardens master-project level: 900 AED/m²/year (last 12 months).
– Average rent in Jabal Ali First: 981 AED/m²/year (last 12 months).
Calculated gross yield (ROI):
– Based on Discovery Gardens: 4.8% per annum (900/18,700).
– Based on Jabal Ali First: 5.2% per annum (981/18,700).
Adjustment for transaction costs (7–8% on entry/exit):
– Net effective yield for Enqlave By Aqasa: 4.5–4.9% per annum.
6. “Investment fair value range” for the price
Based on a target yield of 7–8% per annum, the fair “investment” price range per square metre for studios can be estimated as follows:
– Based on Discovery Gardens: 11,250 – 12,860 AED/m² (900 / 0.08…900 / 0.07).
– Based on Jabal Ali First: 12,260 – 14,010 AED/m² (981 / 0.08…981 / 0.07).
Current market prices in Enqlave By Aqasa are significantly above this range by 45–60%. Accordingly, at current rental levels, purchasing a studio in this building is more justified for end-users focused on own residence or a premium segment (new build, enhanced specifications), rather than for investors targeting a 7–8% annual yield.
7. Key takeaways for an investor
– Liquidity is strong both at the building level (at launch) and across the wider area.
– Studio prices in Enqlave By Aqasa are 19–20% above the area average.
– The yield from buying a studio and renting it out at current DLD contract levels is 4.5–5.2% gross, below Dubai’s typical “investment-grade” benchmark.
– The fair entry price range for achieving a 7–8% yield is 11,250 – 14,000 AED/m², whereas the actual price is now 18,700 AED/m².
– Prospects are primarily for personal use or an “exclusive” tenant profile, not for investors seeking high rental yields.
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