1. Definition of the area and data structure
Actual location: According to DLD, EQUITI RESIDENCE is located in the Jabal Ali First district, within the Al Furjan master project.
A total of 114 sales have been registered in the database for this building over the entire period. The 0BR (studio) segment, using the direct filter (rooms_en = ‘studio’), is either absent in the transaction structure or has no separately recorded sales; however, all transactions for the building are aggregated as a single group, so the metrics for the entire building are used for analytical calculations.
2. Liquidity assessment and transaction structure
The building has been on the market relatively recently — the first transactions were registered starting from 2023. Over the last 12 months, 15 transactions have been recorded for the building, which, given its relatively modest size, indicates normal market liquidity for projects of this format and level. In total, 9,138 transactions were recorded in Jabal Ali First over the last 12 months, confirming strong demand in this part of Dubai.
3. Dynamics of the average price per square metre
For EQUITI RESIDENCE:
– In 2023, the average price per m² increased from ~9,950 to 11,300 AED (by quarter).
– In H1 2024 a correction was observed — the price declined to ~9,750–10,400 AED, but then started to grow again.
– Over the last 12 months, the average transaction price for the building stands at 10,519 AED/m².
For comparison, in Jabal Ali First:
– From 2022 to 2024, the average price per m² has been steadily rising: from 8,500–9,500 AED/m² to the current 11,700–13,300 AED/m² in recent quarters.
– Over the last 12 months, the average price in the district is even higher — 16,580 AED/m², which indicates the emergence of premium (or new-build) projects and a general upward trend in prices.
Thus, as of now, EQUITI RESIDENCE is selling 35–40% below the average market level in Jabal Ali First, which may point either to the specific class of the building, or to the current development phase of the complex, or to the final stage of the developer’s sell-out.
4. Rental dynamics and levels
In the DLD database itself, there have been no valid rental contracts recorded for EQUITI RESIDENCE over the last 12 months that meet the filters (correct area, residential apartment, contract within the last 12 months). The same situation is observed when searching by project name. This is typical for recently completed projects: the rental stream has not yet formed, or transactions have not yet appeared in the open DLD database.
For the Al Furjan master project, the average annual rental rate over the last 12 months is 975 AED/m². For Jabal Ali First, it is 869 AED/m². Both samples are very large (thousands of contracts), so the data is statistically reliable. Rental dynamics in both the district and the master project show steady growth: since 2022, the rental market has strengthened by roughly 30–40%.
5. ROI and fair price level
ROI calculations (only at the district and master-project level, as there is no rental data for the building itself):
Brutto ROI for Jabal Ali First (based on DLD rental rates and transactions):
– Average rental rate: 869 AED/m²/year.
– Average purchase price: 16,580 AED/m².
– Brutto ROI: 5.2% per annum (869 / 16,580).
Brutto ROI for the Al Furjan master project:
– Average rent: 975 AED/m²/year.
– ROI: 5.9% per annum.
For investors targeting a yield of 7–8% per annum, the “fair entry price” for this district is calculated at 10,862–12,414 AED/m² (to achieve 8–7% respectively, given the current district rental levels). The current market price in the district (16,580 AED/m²) and in the master project (even higher) is significantly above this range, which is typical for a mature, growing market with high liquidity. The price for EQUITI RESIDENCE itself (10,519 AED/m²) falls exactly within this range — this objectively indicates an attractive entry point for investors aiming for a 7–8% annual yield (provided that rents in the building are not significantly below the district/master-project average).
To adjust to net ROI, transactional and associated costs (around 7–8% of the deal value) must be taken into account, so net ROI will be approximately 7–8% lower than brutto, i.e. roughly 4.8–5.4% for the district.
6. Conclusions on investment attractiveness
– EQUITI RESIDENCE shows liquidity in line with new projects (15 transactions per year), with a substantial discount to the average market level of the district/master project.
– Price dynamics for the building have been fairly volatile, but over the last 2 years have remained in the 9,700–11,300 AED/m² range, which is relatively stable.
– The rental stream for the building itself has not yet formed (no contract data available), so yield estimates must rely on average district rental rates.
– Entry at around 10,500 AED/m² looks fair for an investor seeking a 7–8% yield; however, this yield level is based on the district average. Actual returns in a new building may end up 10–20% higher or lower — it all depends on demand for this specific property.
– Jabal Ali First remains a highly liquid area with rapid development and large volumes of both sales and rentals, while the Al Furjan master project continues to gain in demand.
– If an investor’s key criteria are high liquidity and a yield above bank deposit rates, EQUITI RESIDENCE at current levels offers a balanced entry opportunity from the perspective of DLD rates.
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