1. Definition of the area and data structure
According to DLD, the actual location of Haya on the Park: the building belongs to the Al Yelayiss 2 area and the TOWN SQUARE master project. All comparative analytics below will therefore use Al Yelayiss 2 as the area benchmark, with a sample limited to 1 bedroom apartments.
2. Assessment of demand and liquidity
According to the DLD database, for 1-bedroom apartments (1BR) in Haya on the Park, the main flow of transactions fell in September 2024 – October 2024: a total of 76 transactions were registered during this period (64 in Q3 and 12 in Q4 2024). In the following period, Q4 2025, only a single transaction was recorded. This distribution indicates a mass closing of deals at the time of project completion (handover), which is typical for new developments. For investors, this signals strong initial demand, but resale activity is likely to slow down going forward.
3. Price dynamics and levels per square metre
In Haya on the Park, the average price per square metre for 1BR apartments based on DLD transaction data was:
- Q3 2024 — 13,966 AED/m²,
- Q4 2024 — 13,749 AED/m²,
- Q4 2025 — 14,746 AED/m².
The average level over the last 12 months for the building is 14,746 AED/m² (this figure is considered the most representative for the current market for this asset).
For comparison, in Al Yelayiss 2 the average price per m² for similar apartments over the last 12 months amounted to 14,921 AED/m². The building is positioned slightly below the area benchmark (-1.2%) and somewhat below the observable trend in the area, where since 2020 there has been growth from 7,900–8,800 AED/m² (2020–2022) to 11,500–15,500 AED/m² in 2023–2025. At the same time, the dynamics across the area are smoother, reflecting a broad supply pool and stable demand.
4. Rental market and yield analysis
According to the DLD database, over the last 12 months there have been no registered rental contracts for 1BR units in Haya on the Park itself or within the TOWN SQUARE master project. This may be due to the fact that the building was handed over relatively recently and rental data has not yet accumulated. At the Al Yelayiss 2 area level, 5,752 active residential leases are registered, with an average annual rate of 891 AED/m². Note: this is the average level across the entire residential stock of the area (no specific data for 1BR was identified — either unit types are not specified in contracts, or the properties are only just entering the rental market).
Rental dynamics in the area from 2020 to 2024 show steady growth: from 460–570 AED/m² (2020–2022) to 825 AED/m² in Q4 2024 and to around 900 AED/m² in 2025.
5. Yield assessment and fair price range
Based on the current average purchase price for a 1BR in Haya on the Park (14,746 AED/m² over the last 12 months) and the average area rental level (891 AED/m²), investment yield is formed as follows:
- Gross ROI at the Al Yelayiss 2 area level: 891 AED/m² / 14,746 AED/m² ≈ 6.0% per annum.
- Taking into account standard entry costs (around 7%, including DLD, brokerage and legal fees), net ROI decreases to 5.6%.
With a target yield of 7–8% per annum, the fair purchase price range for an investor (based on current rental levels) is 11,138–12,729 AED/m². The current market for both the building and the area is significantly above this range (+16–32%), meaning that to achieve a 7–8% yield based on actual rental income, a substantial discount would be required.
6. Market comparison and outlook
In terms of sales volume, Haya on the Park is close to the area’s average, while in terms of dynamics it has recently passed through one of the fastest growth phases associated with its initial launch to the market. In the rental segment, there is still little supply in the building itself, but the overall trend in the area is a confident increase in rental rates, which indicates a favourable medium-term outlook for landlords. Primary market liquidity is very high at launch; however, resales over the next few years are likely to remain sporadic.
For investors: purchases at current market levels imply yields below typical target levels (5.6% after the full cost cycle). The increased sale prices call for greater caution when structuring investment strategies (especially if the main goal is rental income). Without DLD-verified rental contracts for this particular building, an ROI above 6% cannot be considered a market norm.
7. Final conclusions
- Haya on the Park has passed through the phase of mass completion and sale of apartments, with the average price only slightly below the area’s market level (a lag of less than 2%).
- The area market has doubled in price per m² over 3–5 years and has seen a substantial increase in rents; a more stable growth phase is now expected.
- Newly delivered rental properties will feed into rental statistics over the coming months — current yield can only be measured at the broader area level and is not guaranteed for this specific building.
- To secure a 7–8% ROI, a lower entry price is required (16–32% below the current market).
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