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1. Definition of the area and data structure
Actual location: according to DLD, Jomana 5 is located in the Um Suqaim Third area. No link to a master project or a larger cluster is indicated in DLD; the primary project is Jomana. Price analysis is based on the 1-bedroom apartment (1BR) market, filtered by building and area, using recognized DLD classifiers.
Sales structure: over the past few years, the DLD database records 17 transactions for 1BR units in Jomana 5, all in 2023. This indicates that the building was either handed over very recently or that sales became active only during this period.
Rentals: DLD has no registered rental contracts for Jomana 5, the wider Jomana project, or any master project. All rental statistics are based on the Um Suqaim Third area.
2. Price dynamics and sales volumes
Frequency and structure of transactions: for Jomana 5, 1BR transactions occurred only in 2023 (12 in Q2 and 5 in Q3). Most of the 1BR market in Um Suqaim Third is concentrated in new buildings, with a clear surge in transactions and steady growth from 2020 to 2025.
Average price per m² dynamics (DLD data):
– Jomana 5 (1BR): the average price per m² was 28,142 AED (Q2 2023) and 29,808 AED (Q3 2023).
– Um Suqaim Third (1BR): in 2023, the average monthly price per m² ranged from 23,844 to 29,578 AED. In 2024, average prices increased to 31,352–32,149 AED.
Over the last 12 months there have been no sale and purchase agreements (SPAs) for 1BR units in Jomana 5, so the current price per m² is assessed only at the area level: the average price in Um Suqaim Third (1BR, last 12 months) was 27,344 AED/m².
3. Rental market
There are no registered residential rental contracts in DLD for Jomana 5 or for the Jomana project as a whole.
Across Um Suqaim Third, residential rentals (all formats) over the last 12 months show:
– an average rental rate of 1,259 AED/m²/year (all apartment types, DLD calculation including only valid contracts >10 m² and >1,000 AED/year).
Area dynamics: since 2022, rental rates in Um Suqaim Third have been growing at an accelerated pace. On a quarterly basis, the average rent increased from 645 AED/m² (start of 2022) to 1,315 AED/m² (latest quarter) — almost a twofold rise over two years.
4. Comparison and yield assessment (ROI)
Current market levels:
– Purchase price (1BR, 12 months, area): 27,344 AED/m².
– Rental rate (12 months, area): 1,259 AED/m²/year.
ROI calculation (gross and net) at the area level (no data for the building or project):
– Estimated gross ROI for the area ≈ 4.6% per annum (1,259 / 27,344).
– Taking into account typical initial transaction costs (7–8%, standard for the Dubai market), net yield (ROI_net) falls to around 4.3% per annum.
– To reach a target yield of 7–8% per annum, the “fair investment price range” should be: 1,259 / 0.08 = 15,738 AED/m² (for 8%) and 1,259 / 0.07 = 17,984 AED/m² (for 7%). Current market prices per m² in the area are approximately 52–74% above this level, making a 7–8% yield unachievable at current entry prices without either significantly higher rents or a substantial discount on purchase.
5. Liquidity and demand
Um Suqaim Third demonstrates high liquidity: the number of registered transactions and the volume of rental contracts are increasing year by year. However, Jomana 5 appears to have been completed relatively recently (or sales were concentrated within a limited period in 2023), as indicated by the absence of recent transactions and rentals for this specific building. At the area level, liquidity is high: more than 3,600 rental contracts have been registered historically, and dozens of sales transactions are recorded each quarter.
6. Investor conclusions
– Jomana 5 is a new premium-segment building in Um Suqaim Third, with a sharp launch of sales in 2023; however, the secondary market and rental flow for it are not yet reflected in DLD.
– In the area, 1BR prices have risen significantly from 2020 to 2024 (roughly doubling).
– Rental rates are growing, but yields still lag behind the target investment level of 7–8% due to strong purchase price growth.
– For a long-term investor, current payback when entering the Um Suqaim Third market does not exceed 4.3% net (area level), which is noticeably below typical investment expectations for Dubai.
– There is capital appreciation potential, but the “investment fair price” (benchmark for 7–8% ROI) is more than one-third below current market levels. The premium to income is substantial.
– A separate yield assessment for Jomana 5 is not possible due to the lack of rental data and recent sales over the last 12 months.
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