1. Definition of the area and data structure
Actual location: According to Dubai Land Department (DLD), the FLOAREA RESIDENCE building is located in Al Barshaa South Third and is part of the Arjan master project. This is confirmed by real transaction records in the DLD database.
Data structure: There are 345 registered sale transactions for FLOAREA RESIDENCE, predominantly in the studio segment (type 0BR/Studio). Over the past three years, 66 valid long-term rental contracts for studio apartments have been concluded at this address.
2. Liquidity and demand
The transaction volume for studios in FLOAREA RESIDENCE indicates good liquidity, with particularly active dynamics at the end of 2023 and throughout 2024, showing dozens of deals per quarter. Rental activity is also consistently strong, with 15 to 25 studio contracts recorded annually.
3. Sales dynamics: price per m²
FLOAREA RESIDENCE (studios):
– In Q4 2023, the average purchase price was 14,350 AED/m².
– During 2024, there was a smooth yet fairly steady increase: in Q2 — 14,729 AED/m², by Q4 — 16,237 AED/m², with a peak of 16,913 AED/m².
– The average studio transaction price over the last 12 months is around 16,200 AED/m².
Al Barshaa South Third (typical apartments):
– In 2020–2022, the average transaction price for apartments in the area grew from 8,300 to 11,200 AED/m².
– In 2023, the growth rate accelerated: the average price in Q2 was 13,018 AED/m², and in Q4 — almost 12,000 AED/m².
– From early 2024, the area moved into the 13,000–14,000 AED/m² range, reaching 14,100 AED/m² in Q2 2025 and only by 2026 — 15,600 AED/m².
– The current average price in the area over the last 12 months: 14,627 AED/m².
Conclusion: FLOAREA RESIDENCE consistently trades at a 9–12% premium to the wider area (for studios). Price dynamics for studios in the building are outpacing the area average.
4. Rental dynamics: rate per m²
FLOAREA RESIDENCE (studios):
– Quarterly average rental levels for 2025–2026: 1,442–1,526 AED/m²/year.
– Average over the last 12 months: 1,482 AED/m²/year.
Al Barshaa South Third (apartments):
– In 2020–2022, the average rent in the area remained in the 550–650 AED/m²/year range.
– From early 2023, rental levels have been steadily rising: Q4 2023 — 755 AED/m²/year, Q2 2024 — 821 AED/m²/year, and by 2025–2026 approaching 920–1,081 AED/m²/year.
– The average rental rate in the area over the last 12 months: 942 AED/m²/year.
Conclusion: Studio rents in FLOAREA RESIDENCE exceed the area average by roughly 57%. This indicates a premium positioning of the new building and strong demand specifically in its segment.
5. Comparison of yield parameters (ROI)
Calculations are based on the last 12 months to ensure data comparability:
FLOAREA RESIDENCE (studios):
– Average purchase price: 16,200 AED/m².
– Average rent: 1,482 AED/m²/year.
– Gross yield (brutto ROI) — around 9.1%.
After adjusting for acquisition costs (taxes, fees, vacancy), the resulting net yield (net ROI) is estimated at 8.4–8.5% for an investor.
Al Barshaa South Third (apartments):
– Average purchase price in the area: 14,627 AED/m².
– Average rent: 942 AED/m²/year.
– Brutto ROI: 6.4%.
– Net ROI: about 6.0% after standard costs.
Fair price range for an investor (7–8% annual yield) at current rental levels:
– For FLOAREA RESIDENCE studios: 18,525–21,170 AED/m² (at current price levels, the asset already crosses the 8% yield threshold, which confirms the investment premium).
– For the area: 11,775–13,460 AED/m² (the market price in the area has approached the upper boundary of attractiveness for a new investor, while in the building itself both price and yield are higher).
6. Summary and outlook
FLOAREA RESIDENCE demonstrates significantly higher yield and demand compared to the broader Al Barshaa South Third area. Growth in both sales and rentals is clearly ahead of the area average, while studio liquidity has remained high throughout the last year.
For an investor, entering at current levels provides a yield above the area average, with the premium supported by strong demand both for sales and rentals. Liquidity is high in terms of resale prospects as well as the probability of stable leasing.
If overall prices in the area continue to rise, the outperformance potential of FLOAREA RESIDENCE is likely to be maintained, although for new investments the recommended yield is already approaching the upper boundary of the “fair” range.
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