ROI analysis of apartment in Grande: DLD data and real deals

1. Definition of the area and data structure

Actual location: According to the DLD register, Grande is located in the Burj Khalifa area, master project DownTown Dubai. All quantitative assessments and comparisons for Grande in this report are made relative to the Burj Khalifa area, as confirmed in the database. Level of detail — the entire Grande building across all apartment types (no transactions have been registered for studios/0-bedroom units).

2. Transaction volume, structure and liquidity

From 2020 to date, 1,134 apartment sales have been recorded in Grande. The building demonstrates high liquidity: between 152 and 218 transactions per year, stable across all quarters except during the construction and handover period. In just the last 12 months, around 200 deals have been registered, confirming sustained demand. For dynamic analysis there are sufficient observations for almost every quarter since 2020.

In the rental segment (according to DLD_rent_contracts), 647 lease contracts have been registered in Grande over the last 12 months, a significant share in the 2025 quarters (the building is new and the move‑in process is still ongoing). This confirms strong tenant demand immediately after completion.

3. Sales price dynamics and structure

The average sales price per square metre in Grande is significantly above the current market benchmark for the area:
– Over the last 12 months, the average price in the building was 36,898 AED/m².
– For comparison, in the Burj Khalifa area over the same period, the average price for apartments only (residential unit, flat) was 27,170 AED/m².
Thus, Grande trades at a premium to the area (approximately 36% above the area average).

Quarterly dynamics of the average price per m² since 2020 show a pronounced increase by 2024: from the 27,000–35,000 AED/m² range in 2020–2022 up to peaks of 37,000–42,000 AED/m² in some quarters of 2024. The current level remains in the upper part of the range for DownTown.

4. Rental dynamics

According to DLD, rental rates in Grande over the last 12 months were as follows:
– The average rental rate in the building was 2,143 AED/m² per year.
– For comparison, in the Burj Khalifa area the average rate for apartments is 1,597 AED/m² per year.
This also shows a significant premium for Grande relative to the rest of the area (+34%).

Quarterly rental rate dynamics for Grande fluctuated in the 1,700–2,200 AED/m² range. The largest number of contracts was concluded in 2025, which is typical for new buildings after mass handover, while the rental levels themselves are stable and maintain a high relative yield for owners.

5. Yield (ROI) comparison and fair pricing

Gross yield calculation for the last 12 months:
– For Grande: 2,143 / 36,898 ≈ 0.058, i.e. 5.8% (gross)
– For the area on average: 1,597 / 27,170 ≈ 0.059, i.e. 5.9% (gross)

Yields for the building and the area are close, but due to the higher price in Grande, the yield is slightly lower, within the margin of statistical error. This is typical for new, high‑demand buildings: higher entry price — slightly lower ROI.

Taking into account transactional and related costs (around 7–8% at entry), the net yield will be roughly 7.5% lower:
– Indicatively: 5.8% / 1.075 ≈ 5.4% per annum (net).

Fair price range for an investor targeting a 7–8% rental yield (based on recent DLD rental levels):
– For Grande: fair price per m² for an 8% ROI — 2,143 / 0.08 ≈ 26,800 AED/m²; for a 7% ROI — 2,143 / 0.07 ≈ 30,600 AED/m².
– The current market level in the building is 36,898 AED/m² (substantially above the fair investment price threshold for a 7–8% annual yield).
– For the Burj Khalifa area: the fair price range is 20,000–22,800 AED/m² (actual market prices in the area are closer to the upper boundary).

Therefore, current prices in Grande imply a premium to standard investment yields: to reach 7–8% based on actual rents, a discount of approximately 17–27% from current market levels would be required. The premium is explained by the status of a new, high‑quality asset in a prime segment, as well as high liquidity: Grande is valued more as family or premium housing / a liquid asset than as a pure rental instrument aimed at maximising passive returns.

6. Key takeaways for investors

Grande is a liquid and highly sought‑after building in the hottest part of DownTown, consistently attracting both buyers and tenants. The pricing and rental premium is clear. The yield (around 5.8–5.9% gross, 5.4% net) is at or slightly below the area average, which is typical for flagship new developments. For a medium‑term investor/landlord, Grande is a top‑tier Burj Khalifa asset — stable and predictable in terms of demand — but for a “7–8% per annum passive income” strategy its current market price is still 17–27% above the fair range. For own residence / capital placement in a top location, it is one of the best options. For purely rental‑driven strategies, it makes sense either to target a discount or to consider less branded projects in the area.