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1. Definition of the area and data structure
Actual location: According to DLD, Farhad Azizi Residence belongs to the Al Jadaf area, master project Dubai Health Care City Phase 2. The database contains a large volume of sales and rental data, which allows for detailed analytics for the building itself, for the wider area, and specifically for studios (0BR).
2. Liquidity and transaction volume
Over recent years, 713 sale transactions for all apartment types have been registered in the building, of which 366 are studios. On the rental side, 964 studio lease contracts have been concluded (for the entire observation period), which indicates high liquidity and strong demand for this segment in the building. The sample size for the area is also very large: for example, over the last 12 months 1,144 studio rental contracts were signed in Al Jadaf.
3. Price dynamics and comparison over 3–5 years
Average price per square metre (AED/m²) for studios in Farhad Azizi Residence:
– 2020: range 14,000–17,000 AED/m²
– 2021: 15,000–17,500 AED/m²
– 2022: 13,000–16,500 AED/m², a major spike in transactions in Q2 and Q3
– 2023: steady growth from 16,500 to 19,800 AED/m² by Q3
– 2024 (last 4 quarters): 18,900–21,200 AED/m²
In Al Jadaf, the average price per m² for studios has been somewhat higher in recent years; over the last 12 months it reached 22,600 AED/m² for the area versus 19,450 AED/m² for the building itself. In 2022–2023 the gap between the area and the building was moderate, but by 2024 the price spread widened, indicating that this building is comparatively more affordable than the broader Al Jadaf market.
4. Rental analytics for the building and the area
The average annual rent over the last year for studios in Farhad Azizi Residence amounted to 1,633 AED/m² with 270 registered contracts. In Al Jadaf, the average level for the same period was 1,388 AED/m² across 1,144 contracts. Thus, the studio rental rate in this building is 18% above the area average and shows a positive trend: during 2023–2024 the dynamics moved into the 1,400–1,700 AED/m² range.
5. Comparison of indicators over the last 12 months
– Average purchase price of a studio in the building over the last 12 months: 19,455 AED/m² (41 transactions).
– Average purchase price of a studio in Al Jadaf: 22,596 AED/m² (906 transactions over 12 months; for comparison: a year earlier – 17,900 AED/m²).
– Average studio rent in the building: 1,633 AED/m²/year (270 contracts).
– Average studio rent in the area: 1,388 AED/m²/year (1,144 contracts).
6. ROI calculation and analysis
Brutto ROI for the building = 1,633 / 19,455 ≈ 8.4% per annum
Brutto ROI for the area = 1,388 / 22,596 ≈ 6.1% per annum
After adjusting for transaction costs (approximately +7% to the entry price):
Net ROI for the building ≈ 7.8%
Net ROI for the area ≈ 5.7%
Thus, studios in Farhad Azizi Residence deliver returns above the area average, both in terms of brutto and net ROI.
7. Range of “investment fair value” at a target yield of 7–8%
For the building (based on average rent of 1,633 AED/m²):
– For 8%: 1,633 / 0.08 = 20,400 AED/m²
– For 7%: 1,633 / 0.07 = 23,300 AED/m²
The current actual price (19,455 AED/m²) is below the lower bound of this range, which allows investors to target a yield even above 8%. This is a significant advantage for an investor focused on studios.
For Al Jadaf (with average rent of 1,388 AED/m²):
– For 8%: 17,350 AED/m²
– For 7%: 19,828 AED/m²
The actual market price in the area (22,596 AED/m²) exceeds this “investment range”, which explains why ROI in the area is noticeably lower than in the building under analysis.
8. Size distribution
Typical studio size in Farhad Azizi Residence:
– For sale: from 16 to 51 m², average 33.8 m²
– For rent: from 29 to 50 m², average 33.8 m²
This is a standard range for studios in a location of this type.
9. Outlook and conclusions
Farhad Azizi Residence is a liquid, actively used building where demand for studios is confirmed both by sales transactions and by continuous rental activity (dozens of contracts each quarter). Price dynamics show confident growth in 2023–2024, while the current price level still remains below the area’s market average, and at the same time the building consistently provides investors with a substantial yield premium thanks to higher rental rates.
For an investor focused on studios and targeting a 7–8% annual yield, Farhad Azizi Residence offers a fair entry price and an almost maximum achievable ROI under current Al Jadaf market conditions. At the same time, the market price in the building is significantly below the fair value for a 7–8% target yield, which is not the case for other studios in the area. The building is suitable both for short-term (1–3 years) and long-term income-generating ownership.
The risk of declining liquidity or falling rental rates in the medium term is minimal, given the absorption pace and the positive local demand dynamics.
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