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1. Definition of the area and data structure
Actual location: according to DLD, the building LAZORD BY LAPIS is located in Wadi Al Safa 3, within the Majan master project. All analytical samples were built using these identifiers.
Data volume and structure: for sales of 1-bedroom apartments in LAZORD BY LAPIS there are 50 registered transactions, all dated 2025 (starting from January). In Wadi Al Safa 3 the transaction volume is significantly higher – more than 3,400 deals for 1-bedroom apartments from 2020 to date. For rentals in LAZORD BY LAPIS itself or within the Majan master project, no valid contracts have been registered over the past 12 months; a sufficient volume of rental data exists only at the level of the entire Wadi Al Safa 3 area (more than 14,000 apartment lease contracts since 2020).
2. Sales dynamics in the building and the area
LAZORD BY LAPIS (1-bedroom apartments) — transaction statistics and price dynamics:
– All 1-bedroom transactions are recorded only in 2025: 22 deals in Q1, 16 in Q2, 12 in Q3.
– The average price per square meter increased from 14,500 AED/m² (Q1 2025) to 16,800 AED/m² (Q3 2025).
– The average price per m² for the entire building over the last 12 months amounted to 15,477 AED/m².
Wadi Al Safa 3 (1-bedroom apartments — area):
– From 2020 to 2025 the average price per m² grew from approximately 6,800–8,000 AED/m² (2020) to 13,500–14,700 AED/m² (2024–2025).
– The average price in the area over the last 12 months amounted to 13,715 AED/m².
Thus, the current price level for 1-bedroom apartments in LAZORD BY LAPIS is 13% above the area average for the same property type.
3. Rental rate dynamics
For LAZORD BY LAPIS and the Majan master project there are no confirmed rental transactions in DLD data for the last 12 months. Accordingly, an analysis of rental rates and yields for the building itself is not possible.
At the Wadi Al Safa 3 area level, for 1BR apartments the average annual rental rates per m² by quarter in 2023–2024 ranged from 600 to 875 AED/m², with peak quarterly arithmetic averages in 2024 in the 687–875 AED/m² range. In recent quarters there has been a gradual increase; in the current 2024 the averaged values fluctuate around 790–875 AED/m².
No valid aggregate has been obtained for the last 12 months strictly for 1-bedroom apartments in the area, but the moving average in 2024 for all apartments (the main rental volume) is approximately 700–850 AED/m².
4. Comparison of liquidity between the building and the area
LAZORD BY LAPIS has only just started registering transactions (market entry — 2025): a sample of 50 initial sales is a solid confirmation of real demand in the primary market. Wadi Al Safa 3 is a large area with stable sales and rental activity; both the number of transactions and the volume of lease contracts are high, indicating good liquidity for the affordable housing segment and projects of a similar class.
5. Yield (ROI), “investment fair price” analysis and recommendations
Since there are no confirmed DLD rental contracts for the building, it is impossible to calculate the actual rental yield (ROI) for LAZORD BY LAPIS. Even at the area level, it is not possible to obtain an accurate market estimate specifically for LAZORD BY LAPIS due to the lack of recent rental transactions for 1BR units.
At the area level:
– The average actual purchase price over the last 12 months for 1-bedroom apartments is 13,715 AED/m².
– The average rental rate for all apartments in Wadi Al Safa 3 in 2024 is approximately 790 AED/m² per year.
– The approximate gross yield before expenses (ROI_brutto for the area) is about 5.6–6.3% per annum.
– Taking into account standard acquisition costs (DLD, broker, registration, vacancy — in total around 7%), the effective net yield ROI_net will be close to 5.3–5.8%, i.e. the actual yield is significantly below the target of 7–8% per annum stated in the question.
The calculated fair purchase price range for an investor targeting a 7–8% annual ROI in the area is 9,850–11,285 AED/m² (based on a rental rate of 790 AED/m²). The current price level in LAZORD BY LAPIS is 15,477 AED/m², which is 30–40% above the range that would provide the target yield of 7–8% per annum at current market rental rates in the area.
6. Summary and conclusions
– LAZORD BY LAPIS is a new building at the market entry stage; strong initial liquidity is confirmed by the transaction volume. However, there are still no identifiable DLD rental contracts for the building — it is an off-plan sector, and occupancy has either not yet been completed or has only recently started.
– The average purchase price in the building is about 13% higher than the area average — the premium for a new product and brand is understandable, but the rental market has not yet confirmed the possibility of achieving yields above 6% per annum at the level of the wider Wadi Al Safa 3 area.
– To reach a target yield of 7–8% per annum, an investor would need either a significant reduction in the purchase price in the building, or to rely on rental rates that, once the building is handed over, will be substantially higher than the current area level (which requires separate verification once the first rentals in LAZORD BY LAPIS are recorded).
– Area liquidity is high, with stable rental demand and transaction activity, but the entry premium for a new project is justified more in the long term, for diversification purposes or for unique layouts/views.
– It is not yet possible to calculate a fair price for an investor and the yield for a specific 1-bedroom apartment in the building based on DLD data — it is recommended to return to the analysis a few months after the first rental transactions in the building appear.
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