1. Area definition and data structure
Actual location: according to transactions in the DLD database, the Genesis building (GENESIS, 2-bedroom apartments) is located in Al Barshaa South Third, within the Arjan master project. Sales and rental data are available for this district and master project.
2. Sales market analysis — 2-bedroom apartments in Genesis
Transaction volume: the DLD database records 147 sales of 2-bedroom apartments in Genesis over the entire period. This corresponds to high liquidity for an asset of this scale.
Price dynamics (Genesis, 2-bedroom apartments):
– From 2020 to 2021 there was moderate volatility in the average price per m² — ranging from 9,200 to 7,400 AED/m², with a short-term decline followed by recovery.
– From 2022 to 2023 prices stabilised in the 6,100–8,400 AED/m² corridor.
– In 2024 a pronounced upward trend is visible: the average price in Q2–Q4 2024 already stands at 10,700–11,400 AED/m².
– Over the last 12 months the average sale price in Genesis (2-bedroom units) was 10,630 AED/m².
3. Comparison with the district (Al Barshaa South Third)
District price dynamics:
– In Al Barshaa South Third the average price per m² in 2023–2024 is significantly higher than in Genesis: it has consistently remained at 12,800–14,500 AED/m².
– Over the last 12 months the district average price was 15,236 AED/m². Thus, Genesis is trading at roughly a 30% discount to the district average.
4. Rental market analysis
For the Genesis building and the Arjan master project, over recent years there have been no confirmed rental contracts for 2-bedroom apartments (or apartments in general) recorded in the open DLD Ejari database. This is a common situation for new or predominantly investor-focused buildings, where actual rental data in DLD appears with a delay.
Across the district (Al Barshaa South Third) more than 53,000 current residential rental contracts have been recorded.
– Average rental rate in the district over the last 12 months: 953 AED/m²/year (across all residential properties).
– Dynamics: over the last 3 years the average rent per square metre in the district has been steadily increasing, from 700 to more than 950 AED/m²/year.
5. Comparative analysis: yield and “fair price”
– Due to the lack of valid rental data for the Genesis building itself, it is not possible to calculate ROI specifically for the building.
– The only benchmarks available are the price and rental levels for the district (Al Barshaa South Third).
– District ROI (gross): 953 / 15,236 = 6.3% per annum.
– Taking into account standard transaction costs (around 7% on entry), the “net” yield is approximately 5.8–5.9% per annum — a typical level for established quality districts in Arjan.
– For a 7–8% annual yield (an investor benchmark), the “fair price range” for the district should be in the 11,900–13,600 AED/m² interval (calculation: 953 / 0.08 = 11,900; 953 / 0.07 = 13,600). Genesis is currently already below this threshold (10,630 AED/m² over the last 12 months), which makes it one of the most accessible entry options from an investment perspective — although rental data for the building itself is absent, so an additional conservative discount needs to be factored in.
6. Conclusions and recommendations
– Genesis is a liquid building at the stage of active resales; transactions with 2-bedroom units are taking place regularly.
– The price in Genesis is noticeably below the district average (around -30%), which creates upside potential or a comfortable entry point for an investor targeting rentals.
– There is still no data on actual rental rates in Genesis itself, so any yield calculations are only possible at the district level (Al Barshaa South Third): ROI in the range of 6.3% gross, 5.8–5.9% net, which is slightly below the investment “standard” of 7–8% and explains some downward adjustment in Genesis pricing.
– Prospects for long-term investors: high liquidity, stable district demand, and ongoing growth in both demand and rental rates in the area. Genesis remains one of the “entry points” at a reasonable price below the Arjan/Al Barshaa South Third average; however, a yield buffer should be built in due to the lack of confirmed rental data for this specific building.
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