1. Definition of the area and data structure
Actual location:
The EQUITI GATES building (marketing name Equiti Gate) is located in the Jabal Ali Industrial Second area and, according to DLD data, belongs to the Down Town Jabal Ali master project.
The building includes 245 sale transactions across all apartment types, of which 8 transactions for 2BR (2-bedroom) units were registered in 2024 and 4 transactions in 2025 (all up to the current date).
There are no 2BR lease contracts for this building directly in the DLD database. Rental and yield analysis can only be carried out at the level of the area (Jabal Ali Industrial Second) and the master project (Down Town Jabal Ali), where there is a substantial volume of contracts.
2. Liquidity and demand
Sales:
The building shows a stable flow of 2BR transactions: 8 deals recorded in 2024 and already 4 in 2025 (to date). This is a relatively new project, and this is a high transaction frequency for the new-build segment in this area. A stable number of transactions is also recorded across the wider area and master project.
Rentals:
There are no recorded rental transactions for the building itself in the DLD data; however, 848 residential apartment lease contracts have been concluded in the area over the past 12 months. This indicates strong demand and high liquidity in the rental market for this segment and location.
3. Sales dynamics (price per m²)
For Equiti Gates (2BR), the following average prices per m² by quarter have been recorded for recent periods:
– Q3 2024: 10,608 AED/m² (6 transactions)
– Q4 2024: 11,253 AED/m² (2 transactions)
– Q1 2025: 9,789 AED/m² (1 transaction)
– Q2 2025: 10,384 AED/m² (3 transactions)
Over the last 12 months (July 2023 – June 2024), the average 2BR transaction price in the building is 10,235 AED/m² (4 transactions).
For comparison, in Jabal Ali Industrial Second the average 2BR sale price per m² over 12 months is 13,186 AED/m² (169 transactions, noticeably higher than in Equiti Gates).
The dynamics in the area/master project show strong growth in 2024–2025: quarterly averages range from 8,627 AED/m² (Q1 2024) to 13,296 AED/m² (Q2 2025), i.e. an increase of around 50% over a year and a half.
4. Rental dynamics per m²
In the building itself, according to DLD, there have been no rental contracts over the past 12 months, so an average rental rate cannot be calculated.
At the area/master-project level, the average rental rate for apartments (Flat) over the past 12 months is 5,136 AED/m² per year (848 contracts).
Monthly dynamics for the area (quarterly values, 2023–2025):
– In Q1 2023 the rate was 671 AED/m²/year, followed by consistent growth: by Q1 2024 it reached 833 AED/m², and by early 2025 it was in the 1,060–1,128 AED/m² range. This confirms strong growth in rental demand.
5. Current levels, ROI and “investment fair price”
Over the last 12 months:
– Purchase price for 2BR in EQUITI GATES: 10,235 AED/m² (building level)
– Area average: 13,186 AED/m²
– Area rental rate: 5,136 AED/m² per year
ROI assessment:
Since there are no valid rental transactions for the building in DLD over the past 12 months, it is not possible to calculate an ROI specifically for EQUITI GATES.
At the Jabal Ali Industrial Second area level, ROI_brutto = 5,136 / 13,186 ≈ 39% (an abnormally high figure for the market, most likely related to a high share of short-term rentals or data issues in part of the contracts; this requires manual verification and refinement of client filters).
Recognising the limitations and specifics of the sample, we can use the following range as a benchmark, based on a typical market yield of 7–8%:
Fair price range for the area at target yield:
– for 8% per annum: 5,136 / 0.08 ≈ 64,200 AED/m²
– for 7% per annum: 5,136 / 0.07 ≈ 73,400 AED/m²
This is 5–6 times higher than current sale prices, which is atypical for the Dubai market. Most likely, some rental deals (e.g. short-term/commercial) are included in the aggregate, inflating the result.
In practice, comparable buildings priced below the area average, all else being equal, will sell faster, but there is no specific, reliable rental data for Equiti Gates itself to assess ROI and a fair price range for the building.
6. Summary and outlook
– Liquidity is good: the frequency of 2BR sales in the building and the area is high.
– The average sale price per m² in Equiti Gates is roughly 22% below the area average over the last 12 months.
– Price and rental rate growth across the area is clearly pronounced, which is positive for owners and investors.
– It is not possible to accurately assess the real investment yield (ROI) for the building due to the lack of valid rental data specifically for this asset. At the area level, the average ROI_brutto from the bulk data appears overstated for the reasons outlined above.
– It is reasonable to expect that once the project fully enters a stable rental market, the yield for the building will be at least in line with the area level, but for decision-making an investor should manually verify current rental rates (via third-party sources or brokers).
– Objectively, the current price discount versus the area average makes Equiti Gates an interesting purchase option — but only subject to confirmable rental levels and a valid yield calculation based on real market contracts.
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