1. Definition of the area and data structure
Actual location: The Lakeside building (per DLD — project “LAKESIDE RESIDENCE”) is located in the Al Thanyah Fifth area, with Jumeirah Lakes Towers as the master project.
Transactions for 1-bedroom apartments (1 b/r) in this building are regularly recorded in the DLD database. A total of 124 transactions have been registered under this filter.
2. Deal and price dynamics for the building and the area
Volume and dynamics of transactions:
Over the past 5 years, the building has recorded:
– 2020: 11 transactions;
– 2021: 18 transactions;
– 2022: 23 transactions;
– 2023: 18 transactions;
– 2024: 26 transactions (year to date);
– 2025: 28 transactions already recorded, but future-dated entries may be test or incomplete records — such rows should usually be treated with caution.
Thus, liquidity for 1-bedroom apartments in Lakeside remains high, with transactions taking place on a regular basis.
Quarterly dynamics of average price per square metre, 1-bedroom apartments:
– In the Lakeside building, prices over the last 3 years have increased from ≈8,000 AED/m² (2021) to peaks of 13,000–14,000+ AED/m² in 2024.
– Typical dynamics at the area level (Al Thanyah Fifth, 1-bedroom) show an even more pronounced growth: in 2022 — 11,000–12,000 AED/m², and in 2024 — a jump to 15,000–19,000 AED/m².
Over the last 12 months:
– Average price per m² in the Lakeside building (1-bedroom): 14,164 AED/m².
– Average price per m² in Al Thanyah Fifth (1-bedroom): 19,816 AED/m².
Accordingly, the building has traditionally traded at a discount to the wider area, with the price lag versus the area at around 28%.
3. Rental market analysis
Building-level analysis:
According to DLD data, there are no confirmed rental contracts for 1-bedroom apartments in Lakeside over the last 12 months with valid monthly breakdowns (file size = 0). For the master project, there is also either no data or the sample is not representative.
Moving to the area level, for Al Thanyah Fifth there is valid, representative data: in the last 12 months alone, more than 60,000 residential apartment lease contracts have been recorded, with an average annual rental rate across all apartment types of 1,100 AED/m². At the same time, quarterly dynamics show steady growth — the current average rate has exceeded 1,050 AED/m² (Q4 2024).
Therefore, for the Lakeside building it is not possible to calculate an accurate yield due to the absence of direct rental transactions for 1-bedroom units. However, the high volume of leases and transactions in the area allows it to be used as a benchmark.
4. Current yield levels and fair price
ROI calculation (area only!):
– Analysis is only possible at the Al Thanyah Fifth area level (there is no valid rental data for the building).
– The average purchase price of a 1-bedroom apartment in the area over the last 12 months is approximately 19,816 AED/m².
– The average effective rental rate in the area is 1,100 AED/m²/year.
– Rough gross yield (ROI) for the area: 1,100 / 19,816 = 5.5% per annum (brutto).
After adjusting for typical acquisition costs (7–8% of the purchase price), the effective net yield when buying at market price is around 5.1–5.2% per annum.
Fair investor price range for a target ROI of 7–8%: rent / 0.08 … rent / 0.07 = 13,750–15,714 AED/m². The building is currently trading below the area average, and even when buying in Lakeside at the current average price, the yield would be slightly higher than for the area: the gross ROI for the building would be 1,100 / 14,164 ≈ 7.8%. There is no confirmed data on actual rental contracts within the building itself — this calculation is indicative only, based on area-level rental rates.
5. Conclusions
– The building’s liquidity is quite high: sales of 1-bedroom apartments occur regularly, with particularly strong activity observed in 2023–2024.
– Price dynamics show confident growth from 2021 to 2024, with the building consistently trading at a discount to the area average.
– There are no recorded rental transactions for 1-bedroom apartments in the building in DLD, but the overall rental level in the area allows the rental potential to be estimated.
– Investor yield when buying in Lakeside versus the wider area may be higher due to the building’s lower entry price; however, in absolute terms, yields are around the lower bound of the typical investment APY in Dubai (7–8%) only when purchasing at a discount.
– For a conservative investor, it is advisable to target a purchase price below the area market level or a rental rate above the area average in order to achieve the desired return.
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