Skip to content
1. Definition of the area and data structure
Actual location: According to DLD, the Jomana 8 building belongs to the Um Suqaim Third area and is part of the Jomana residential project. Over the past 12 months, for the filter Jomana 8, 2-bedroom apartments, there have been too few sale transactions recorded to calculate a fresh average. At the level of the overall Jomana project, as well as the Um Suqaim Third area (for 2-bedroom apartments), the data volume is sufficient for accurate average calculations.
2. Transaction analysis (DLD_transactions): sales dynamics and structure
Over the entire observation period for Jomana 8, 12 transactions have been recorded for 2-bedroom apartments — the bulk of them fell in Q2–Q3 2023, when the average price per m² was 28,923 and 26,676 AED respectively. Data for the entire Jomana project show similar levels: around 26,550–25,993 AED/m² in Q2–Q3 2023. In the Um Suqaim Third area (2-bedroom apartments only), price dynamics have been steadily upward: from ~22,879 AED/m² at the beginning of 2023 to ~27,615 AED/m² over the last 12 months.
Over the last 12 months (at the level of the entire Jomana project, since Jomana 8 alone has a statistically small volume), the average purchase price for 2-bedroom apartments amounted to 28,365 AED per m². This is 2.7% higher than the comparable figure for the area (27,616 AED/m²). Thus, Jomana (and Jomana 8 in particular) is trading at a small premium to the area.
Liquidity: in the Jomana project, transactions have been recorded regularly over the past 12 months, although there have been few direct sales specifically in Jomana 8 during this period (phase-out of the new-build launch). In the Um Suqaim Third area, the number of transactions regularly exceeds 50 deals per quarter in the 2-bedroom segment, which indicates high market activity.
3. Rental analysis (DLD_rent_contracts): rate levels and dynamics
At the address Jomana 8 and within the Jomana project itself, no recorded rental contracts for 2-bedroom apartments are yet available in the DLD database (typical for new buildings, where the leasing formalisation takes time). At the level of the Um Suqaim Third area, the data volume is substantial: several hundred residential apartment rental contracts have been concluded over the past 12 months.
The average annual rental rate in the area over the last 12 months amounted to 1,239 AED/m². The dynamics show growth: over the year, rents in the area increased from ~1,014 to ~1,239 AED/m². There is no separate breakdown specifically for 2-bedroom apartments, but the overall figure for apartments will be a close proxy, as the segment is relatively homogeneous.
4. Yield (ROI) and “fair price” calculation
ROI_brutto for the area (native DLD data, only sale and rental transactions over the last 12 months):
– Average purchase price (Jomana project): 28,365 AED/m².
– Average rent in the area: 1,239 AED/m².
Annual ROI_brutto = 1,239 / 28,365 ≈ 4.37%
After adjustment for transaction costs of ~7–8% (DLD, brokers, registration): ROI_net ≈ 4.06–4.09% per annum.
“Fair price range” for an investor targeting 7–8% annual yield:
– For the area: fair price is 1,239 / 0.08 = 15,488 AED/m² (for 8%) and 17,700 AED/m² (for 7%).
– The current market is significantly higher: the current project price (28,365 AED/m²) is 60–80% above the “8% yield” investment threshold.
In summary, for an apartment to generate 7–8% per annum at the current average rental rate in the area, the market price per m² would need to be almost 1.6–1.8 times lower than the actual transaction levels for Jomana/Jomana 8.
5. Conclusions on liquidity, dynamics and outlook
Jomana 8 and the Jomana project are attractive primarily as lifestyle-class products in one of the fastest-growing premium districts (Um Suqaim Third). Liquidity here is high — the area consistently shows strong volumes in both sales and rentals. Price dynamics have been steadily upward over a 3–5 year horizon, but in the last 12 months growth has slowed, and the premium of Jomana 8 over the area has narrowed.
The potential for further price growth is constrained by local rental levels: for a purchase targeting a 7–8% yield, a substantial discount to current sale prices is essential. For lifestyle buyers or long-term owners, a purchase is justified, but for investors with a classic ROI focus, the current pricing looks clearly inflated relative to the income/expense balance in the area.
Related Articles
- ROI analysis of apartment in Riviera Chalet: DLD data and real deals
- How to sell an apartment in Dubai in Crest Grande – analysis 2025
- ROI analysis of apartment in Binghatti Orchid: DLD data and real deals
- ROI analysis of apartment in City Walk Northline 1: DLD data and real deals
- How to sell an apartment in Dubai in Jumeirah Living – analysis 2025
