1. Definition of the area and data structure
Actual location: According to DLD, Farhad Azizi Residence is located in Al Jadaf and is part of the Dubai Health Care City Phase 2 master project. For this analysis, only verified documents for transactions/rentals with exactly this building name were used.
Volume of available data: 18 sales of two-bedroom apartments (2BR) in this building have been recorded. Across Al Jadaf as a whole, more than 39,000 residential lease contracts (all unit types) have been registered. Directly for Farhad Azizi Residence the rental sample is modest, but the average rental level for the building has been captured.
2. Deal dynamics and prices
Transaction frequency in the building: Sales of two-bedroom apartments in Farhad Azizi Residence have been taking place fairly regularly since 2022. The activity peak was in 2022 (8 deals in the year), then activity decreased to 1–2 deals per quarter, which is typical for a new building with high initial sell-out.
Dynamics of average sale price per m² (2BR, Farhad Azizi Residence, all deals since 2022):
– Q2 2022: ≈ 10,538 AED/m² (low starting base, likely assignment deals)
– Q3 2022: ≈ 10,440
– Q4 2022: ≈ 13,358
– Q2 2023: ≈ 25,289 (a jump, likely several completed units with good finishes)
– Q3 2023: ≈ 21,036
– Q1 2024: ≈ 18,428
– Q4 2024: ≈ 17,698
– Q2 2025: ≈ 35,044 (single data point — the high price may be an outlier)
Dynamics of average sale price per m² in Al Jadaf (2BR) over the same period: until 2022 — below 10,000 AED/m²; in 2023 a sharp increase from ≈ 10,800 to 25,000; in 2024 — stabilisation at 17,000–22,000 AED/m². The building’s data is consistent with the overall area trend: the market grew and then stabilised at a higher level.
Average sale price per m² over the last 12 months:
– Farhad Azizi Residence, 2BR: 35,044 AED/m² (single transaction, possible outlier)
– Al Jadaf, 2BR: 19,167 AED/m²
3. Rental market analysis
The DLD database has no confirmed rental contracts specifically for two-bedroom apartments (2BR) in Farhad Azizi Residence over the last 12 months. However, the average rental rate for all apartments in the building (according to DLD data for all years) is 1,371 AED/m²/year.
Across Al Jadaf (all apartments, all residential buildings) the average annual rental rate over the last 12 months is 961 AED/m². Over the past 4 years, rents in the area have grown from ≈ 600–700 AED/m² to ≈ 950–1,000 AED/m², indicating strong demand and a solid increase in income potential for investors.
4. Comparison of the building and the area
Farhad Azizi Residence (2BR) formally shows a price per m² over the last 12 months almost 1.8 times higher than the area average (35,000 vs 19,167 AED/m²), but this figure is based on a single transaction — it should be interpreted as a price “premium” or an outlier (a one-off sale of a top-tier unit or penthouse).
Rental rates in the building are slightly above the area average, which is typical for new business-class buildings: the difference is about 40% (1,371 vs 961 AED/m²/year).
5. ROI and “fair price”
Calculation of gross yield for Al Jadaf (data for the last 12 months):
– ROI_brutto_area ≈ 961 / 19,167 = 5.0%
– ROI_net_area ≈ 4.6–4.7% (taking into account one-off entry costs of 7–8%)
For Farhad Azizi Residence itself, due to the lack of valid rental data for the last 12 months and the presence of only one sale (at a price significantly above the market/area), a correct ROI calculation is not possible. If the main benchmark is the area, then to achieve an ROI at the desired 7–8% level, the “fair” purchase price is in the range of 12,000–13,700 AED/m² (based on rent of 960 AED/m²/year). Compared with the current average registered transaction price, this fair price range is below market: to reach a yield above 7% on actual deals, a substantial discount is required.
6. Liquidity and conclusions
Farhad Azizi Residence is among the well-liquid new buildings in Al Jadaf, with 2BR transaction activity comparable to the market average. The area has shown stable growth in both prices and rents over 3–4 years, with a noticeable inflow of tenants and investors. At the same time, new business-class projects (including the building under review) are sold with a “premium” to the area, which can only be justified by guaranteed strong rental demand.
For an investor under current conditions, buying at elevated price levels (30,000+ AED/m²) in this building is economically justified only if they are focused on the long-term growth of the area and are confident in consistently high occupancy of top-tier apartments. Given the average area yield, to achieve the desired 7–8% annual return, a reasonable entry price for 2BR units is significantly below the current top level.
7. Outlook assessment
Over a 3–5 year horizon, the structure of transactions and demand in Al Jadaf supports expectations of continued liquidity and solid rental demand. However, potential returns depend heavily on the entry price: the current “new-build premium” in ROI terms is likely to gradually compress over the coming years as the micro-district becomes more saturated.
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