1. Definition of the area and data structure
Actual location: the building FLOAREA RESIDENCE (exact spelling match) is located in Al Barshaa South Third, master project Arjan (according to DLD_transactions: zone — Al Barshaa South Third, master project — Arjan). For FLOAREA RESIDENCE there are 345 registered sale transactions and 135 rental contracts (all-time data). This is a sufficient volume for a high‑quality analysis.
For studio analysis, the following unit-type filters were used: for sales — studio; for rentals — studio and corresponding sub_type (0BR). All price dynamics and averages are calculated solely on the basis of actually confirmed DLD data.
2. Dynamics, volumes and structure of transactions for the building and the area
By year, the number of transactions in FLOAREA RESIDENCE is distributed as follows: 91 transactions in 2023, 110 in 2024, 140 in 2025 (and 4 transactions dated 2026 — most likely off-plan completions under previously registered contracts). Over the last 12 months, 50 studio transactions with correct area data were recorded, which indicates high liquidity for this format.
In Al Barshaa South Third, almost 3,700 transactions for apartments of comparable size were completed over the year. The area demonstrates strong demand, substantial turnover and confirmed activity from both buyers and tenants.
3. Dynamics of average price per sq.m (studios) — building vs area
Over the last 12 months, the average price per square metre for studios in FLOAREA RESIDENCE amounted to 16,200 AED/m² (50 transactions). At the same time, the average price in Al Barshaa South Third for apartments of similar size is 15,020 AED/m² (3,694 transactions over the year).
Looking at quarterly dynamics:
– In FLOAREA RESIDENCE, the price per sq.m for studios increased from around 14,350 AED/m² at the end of 2023 to 16,319 AED/m² by the end of 2025.
– In the area, the trend is similar: from 12,410 AED/m² at the end of 2023 to 16,080 AED/m² by the end of 2025.
FLOAREA RESIDENCE is priced slightly above the area average: the building’s premium over the last year is about 8% versus the average market price in the area for comparable studios.
4. Rental dynamics and levels (annual rent per m², studios)
In FLOAREA RESIDENCE, 66 rental contracts for studios were signed over the last 12 months, with an average rate of 1,482 AED/m² per year (only residential units with confirmed area and adequate rental price were included). In the area, the average rental rate for studios depends on the asset mix, but the blended rate is around 1,123 AED/m² per year (4,854 contracts in the area), which is significantly lower than in FLOAREA RESIDENCE.
Within the building itself, rates for other unit types vary: for 1BR units the average rate is 1,194 AED/m², and for 2BR units — 1,054 AED/m² (based on 61 and 8 contracts respectively). The maximum rate for studios is confirmed by the 66‑contract sample, and the range is close to the median level for new projects in Arjan.
5. ROI and market fairness for an investor
– Potential annual return on investment (gross ROI, before expenses) for FLOAREA RESIDENCE (calculation: average annual studio rent per sq.m / average studio purchase price per sq.m over the last 12 months):
ROI_brutto_home ≈ 1,482 / 16,200 ≈ 9.1%
ROI_brutto_area for the district ≈ 1,123 / 15,021 ≈ 7.5%
– Net yield, taking into account typical entry costs (taxes, commissions, registration, vacancy discounting) is ≈ 7–8% of price, i.e. divide by a factor of 1.07–1.08:
ROI_net_home — around 8.4–8.5%
ROI_net_area — around 7.0%
– Indicative range of “fair investor price” for a 7–8% annual yield:
For FLOAREA RESIDENCE:
– Price at target yield of 8%: fair_price ≈ 1,482 / 0.08 = 18,525 AED/m²
– Price at yield of 7%: fair_price ≈ 1,482 / 0.07 = 21,171 AED/m²
– Actual market price over the last 12 months — 16,200 AED/m², i.e. the building is trading below the “fair zone” for an investor at current rental rates.
For the area:
– fair_price (8%) ≈ 1,123 / 0.08 = 14,038 AED/m²
– fair_price (7%) ≈ 1,123 / 0.07 = 16,043 AED/m²
– Market price in the area is 15,020 AED/m²: close to the boundary of the investment zone.
Conclusion: FLOAREA RESIDENCE looks very attractive from an investment perspective at the current balance of purchase prices and studio rental rates — yields are above average both for the area and for Dubai as a whole (on a gross basis).
6. Liquidity assessment, outlook and conclusions
– The building’s liquidity is high: over the last 12 months there were 50 studio sales and 66 rental contracts — the asset is in demand both for purchase and for leasing.
– Price and rental growth dynamics are positive; the asset is developing with a premium to the area on both metrics.
– Taken together, the metrics show that FLOAREA RESIDENCE consistently demonstrates a premium profile versus the area: higher rental levels, higher purchase prices, yet also above‑average investor yields.
– For an investor targeting a 7–8% annual ROI, current transaction levels in FLOAREA RESIDENCE provide a “margin of safety”: the asset is trading below the “fair price” range suitable for long‑term investment, with a solid yield premium over the area.
Recommendation: FLOAREA RESIDENCE is an attractive entry point for both investors and end users; over a 3–5 year horizon there is potential to maintain or even increase yields, with high current liquidity in both sales and rentals.
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