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1. Definition of the area and data structure
Actual location: according to DLD, J ONE is located in Business Bay, with Business Bay also being the master project. The DLD database contains 379 transactions for the J ONE project, including 80 transactions for studios (0BR) over the entire period. This makes it possible to analyse price dynamics and levels for the building as a whole and separately for studios.
2. Liquidity
The transaction volume for studios (0BR) in J ONE is stable: over the past 3 years, between 7 and 33 deals have been concluded annually, with a peak in 2023 (33 deals). For other apartment types in this building, volumes are comparable or higher. In terms of rentals, there are 216 active contracts for J ONE in the DLD database, which confirms steady demand both for sales and for long-term leases.
3. Price dynamics over 3–5 years
The average sale price per square metre for studios in J ONE has changed as follows in recent years:
– 2021: range of 17,000–20,000 AED/m²
– 2022: generally around 17,500–19,500 AED/m² (there are extreme outliers, possibly related to unique one-off deals)
– 2023: on average 22,700–26,800 AED/m² (growth compared to previous years)
– 2024: high volatility — from 21,600 to over 31,600 AED/m² in different quarters, with a visible peak in Q2 and Q3
The average sale price per m² for studios in J ONE over the last 12 months amounted to 19,373 AED/m² — below the average market level in Business Bay, where the average price per m² of apartments for the same period is 25,384 AED/m². The difference is about 24% in favour of investors buying studios in J ONE (the building is cheaper than the district average).
A similar trend for Business Bay as a whole shows steady growth from 14,000–17,000 AED/m² in 2021 to 23,000–25,000 AED/m² in 2023–2024, confirming the overall market trend of rising prices.
4. Rental and yield
For J ONE at the project level there is a large sample of rental contracts (216), but it is not possible to extract precise dynamics and rental rates specifically for studios (0BR) from the available data (more detailed breakdown by unit type is only accessible via additional aggregates, not within the current session). However, at both the building and Business Bay district level, rental rates are supported by substantial contract volumes, indicating that the asset is liquid on the rental market.
Without up-to-date aggregated rental rates per m² for J ONE studios over the last 12 months, calculating actual returns (ROI_brutto and ROI_net) is not possible — DLD does not provide a sufficient aggregate of average rent per m² for this specific filter within the performed selections. Therefore, it is not methodologically correct to estimate the fair investment price and yield range for J ONE studios using the DLD method alone.
5. General conclusions and outlook
– J ONE (studios, 0BR) is a liquid and in-demand project with confirmed sales and rentals, located in the prime Business Bay district.
– The average sale price per m² for studios over the last 12 months is significantly below the Business Bay average (by 24%), which creates investment appeal — in the medium term, price convergence with the district average is possible.
– The overall market dynamics in Business Bay show confident growth in prices per m² from 2021 to date, providing positive upside potential for asset holders.
– Without aggregated average rents and accurate contract data specifically for studios in J ONE, a proper assessment of yield and fair value is not possible. However, overall rental demand in the building is present and confirmed by the dataset.
– For large investments, it is important to focus on the district’s average market indicators, taking into account the known price gap between J ONE and Business Bay as a whole — this may allow an investor to achieve higher potential returns at prevailing market rental rates.
6. Evidence of sustained demand
Both in sales and rentals, J ONE demonstrates sufficient transaction volumes to conclude that liquidity is high, which supports the asset’s attractiveness within Business Bay over a 3–5 year horizon, both for end users and for rental investment.
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