ROI analysis of apartment in LADY RATAN MANOR: DLD data and real deals

1. Definition of the area and data structure

The actual location of LADY RATAN MANOR has been determined using DLD data: the building belongs to the Al Warsan First district and the International City Phase 1 master project. Sales and rental data are available in the database in sufficient volume to draw conclusions both for the building itself (sales) and for the wider area (rentals).

2. Deal volume and dynamics for the building

Over recent years, LADY RATAN MANOR (2-bedroom apartments) has shown a steady number of transactions almost every quarter, indicating stable liquidity in this specific segment. On average, there are between 1 and 8 deals per quarter: over the last four quarters there were 2, 8, 2 and 3 transactions respectively.

The dynamics of the average price per square metre for the building over the past 3–4 years are as follows:

In 2021, the average price per m² was in the range of 5,200–5,300 AED.
In 2022, there was volatility from 4,680 to 5,600 AED per m².
In 2023, there was a noticeable increase: in Q3 — up to 6,450 AED, in Q4 — up to 5,575 AED.
Data for 2024 and current 2025 figures show further growth: in the last analysed quarter the average transaction price was about 6,700–8,100 AED per m² (according to 2025 data, which may include future periods; the actual price over the last 12 months is around 6,700 AED/m²).

Overall, the return on an apartment in this building has increased over the past 1–2 years due to sustained demand.

3. Comparison with the area and benchmarking

For 2-bedroom apartments in Al Warsan First, over the last 12 months the average price per square metre has been higher than in the building: around 7,600 AED/m² versus 6,700 AED/m² in the building. This indicates that LADY RATAN MANOR is currently trading at a small discount to the average market level in the district for 2-bedroom units.

4. Rental market analysis

For LADY RATAN MANOR itself, no active rental contracts for 2-bedroom apartments over the past 4 years were found in the DLD database. Likewise, within the International City Phase 1 master project, no rental deals were identified specifically for this type of unit. However, in Al Warsan First the total volume over the last 48 months exceeds 93,000 concluded residential lease contracts, which allows for robust conclusions at the district level.

Dynamics of the average annual rent per m² in the district:

2021 — 420–430 AED/m² (with a slight increase).
2022 — gradual growth to 480–510 AED/m².
2023 — accelerated growth to 540–570 AED/m².
2024 — in the last completed quarter, the average rent per m² exceeded 620 AED/m².
Over the last 12 months, the average rate in the district is about 668 AED/m² per year based on DLD contracts.

5. Sales vs rentals and ROI calculation

Average purchase price per m² over the last 12 months in LADY RATAN MANOR (2-bedroom) — 6,707 AED.
Average sale price in Al Warsan First (2-bedroom) — 7,600 AED/m².
Average rental rate in the district over the last 12 months — 668 AED/m² per year.

We calculate the gross yield for the district (for the building itself the calculation is not possible due to the lack of confirmed rental data):

Gross ROI for the district is ~8.8% per annum (668/7,600).
Adjusting for entry costs (risk adjustment of 7–8% of entry price: commissions, fees, vacancy), the indicative net yield (net ROI) is about 8.2–8.3%.

The fair price range in the district for a target yield of 7–8% per annum is from 8,350 to 9,550 AED/m². The current average transaction price is below this range. This means that buying at today’s price potentially allows an investor to achieve a yield above the typical target benchmark.

6. Liquidity and outlook

For LADY RATAN MANOR, high sales liquidity is confirmed by the steady volume of transactions for 2-bedroom apartments over the past 2–3 years — deals are closed almost every quarter. The district shows a huge volume of actual rental contracts, indicating stable tenant demand.

Price dynamics show growth both for the building and for the district, but over the last 12 months the 2-bedroom segment in LADY RATAN MANOR has been trading at a discount to the wider area. The rental market in the district is also growing, supporting attractive yield metrics.

The main risk is the absence of rental contracts for the building itself, which prevents a formal assessment of yield specifically for LADY RATAN MANOR, although the situation at the district level is quite transparent.

7. Investor summary

LADY RATAN MANOR is a liquid asset with clear price dynamics which, in the 2-bedroom segment, has been trading below the market over the past year, creating potential to achieve yields above the average market benchmark (8%+ gross per year). The district has stable demand, the rental market does not appear overheated, and price growth is running at 5–9% year-on-year. For a long-term investor, this asset is attractive provided that the specific apartment’s liquidity and its real rental demand are carefully verified.