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1. Definition of the area and data structure
Actual location:
– Building: Fawad Azizi Residence (DLD database)
– District: Al Jadaf
– Master project: Dubai Health Care City Phase 2
Data structure and volume:
– For Fawad Azizi Residence, 247 transactions have been recorded for 1-bedroom apartments (1BR).
– There is a substantial volume of rental contracts for apartments in this project, which allows for a reliable, building-level rental analysis.
– Data for Al Jadaf is available for both sales and rentals, providing a sufficient sample for benchmarking.
2. Transaction statistics and dynamics for 1BR in Fawad Azizi Residence
Transaction frequency (1BR) in the building:
– The main volume falls in 2024 (a large spike in Q2 — the start of mass registrations).
– Limited inflow of transactions in 2023, and only isolated deals in 2022, which indicates a recent completion and the start of active sales closer to the end of construction/handovers.
Average price per m² dynamics (1BR, Fawad Azizi Residence):
– 2022, Q2: around 24,243 AED/m².
– 2023 peak — 27,094 AED/m² (Q2 2023), followed by a decline.
– 2024, Q1–Q2 — on average 22,800–23,900 AED/m².
– Over the last 12 months the average price is 22,167 AED/m².
– Going forward into 2024–2025, high volatility is visible with a gradual decrease towards 18,000–20,000 AED/m² (see quarterly data).
Average price per m² dynamics for Al Jadaf (apartments):
– 2020: 8,700–10,900 AED/m².
– 2022: the average price increased significantly, reaching 12,500–12,900 AED/m².
– 2023: a sharp jump in Q2–Q3 (~20,000 AED/m²), then a decline.
– 2024: the average value over the last year is 19,730 AED/m².
– As a result, 1BR units in Fawad Azizi Residence have consistently been priced 10–15% above the district average in Al Jadaf over the past 12 months.
Distribution of rental rates and dynamics for the building and the district
3. Rental dynamics and levels
For the building (Fawad Azizi Residence, all apartments, last 12 months):
– Average annual rent per m²: 1,458 AED/m².
– Dynamics over recent quarters in 2024–2025: from 1,387 to 1,534 AED/m². Growth over the last 12 months has been moderate, but the level remains consistently above the market average for Al Jadaf.
For Al Jadaf (apartments):
– 2020–2022: rental levels in the range of 610–760 AED/m² per year.
– Gradual growth in 2023–2024, with 966 AED/m² over the last 12 months.
– This is significantly lower than in Fawad Azizi Residence, highlighting the premium/brand-new nature of the building.
4. Yield (ROI) comparison and “fair price” benchmarks
Gross yield (over the last year):
– For the building (Fawad Azizi Residence): ROI_brutto ≈ 6.6% (1,458 / 22,167).
– For Al Jadaf: ROI_brutto ≈ 4.9% (966 / 19,728).
Adjustment for acquisition costs (DLD, broker, registration — approx. 7%):
– Net yield for the building: ROI_net ≈ 6.2%.
– For the district: ROI_net ≈ 4.6%.
Comparison with the investment “fair price” range (for a 7–8% annual yield):
– For the building, at the current rental level (1,458 AED/m²), the fair price range for a 7–8% ROI is 18,225–20,828 AED/m².
– Actual average transaction price (last 12 months): 22,167 AED/m² — i.e. with a premium, above the level that would provide a 7–8% annual yield.
– For Al Jadaf, the analogous “fair” range is 12,078–13,803 AED/m², which is also below current values.
5. Liquidity
– The high volume of new transactions (especially in Q2 2024) and the substantial flow of rental contracts indicate strong market demand for both the asset and the district.
– Clear positive rental dynamics and the building’s consistently higher rental rates versus the district average position the project as successful in terms of investment appeal at an early stage of operation.
– However, the entry price level over the last 12 months means that new buyers are purchasing at a premium relative to the traditional investment target of 7–8% per annum.
6. 3–5 year outlook
– Fawad Azizi Residence remains the most liquid and premium building within Al Jadaf in terms of rental levels and sales velocity.
– The progressive growth of the district’s market (Al Jadaf) provides scope for long-term capital appreciation, but the current entry price in the building is partly ahead of formal yield benchmarks — the focus is shifting towards end-users and “capital” investors with a 5+ year horizon.
– Overall, the district remains moderately attractive; yields across the rest of the housing stock are lower due to pressure from older inventory.
Conclusion: the current investment yield for 1BR units in Fawad Azizi Residence is around 6.2% net, which is noticeably better than the Al Jadaf average (approx. 4.6%), but it is no longer possible to buy significantly below the typical “investor target” level. The volume of sales and rentals supports strong liquidity of the asset.
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