Skip to content
1. Definition of the area and data structure
Actual location: According to DLD, the residential building LAZORD BY LAPIS belongs to the Wadi Al Safa 3 area and the Majan master project. For the analysis, filters for studio apartments were used (0 rooms — “studio”), which matches the brief.
The DLD database records 194 sale transactions for this building. Studio apartments (0BR) are treated as a separate category for comparison within the area and the master project.
2. Market activity and dynamics: sales
– A large number of transactions are concentrated in 2025 (note that registration dates for new-build transactions may fall into subsequent quarters due to the specifics of the “distorted” completion calendar).
– Almost all transactions for the building took place in 2025, with a peak in Q1 (86 deals) and a decline towards Q4.
– The average price per square metre for studios in LAZORD BY LAPIS over the last 12 months was about AED 17,480/m².
– For the Wadi Al Safa 3 area, the comparable figure over the last 12 months is AED 16,464/m².
– Over the past year, the price of studios in LAZORD BY LAPIS has been roughly 6% above the area average.
Studio price dynamics (LAZORD BY LAPIS):
– Q1 2025: ~AED 17,826/m²
– Q2 2025: ~AED 17,810/m²
– Q3 2025: ~AED 16,693/m²
– Q4 2025: ~AED 20,070/m²
Studio price dynamics (Wadi Al Safa 3):
– Last 4 quarters: ~AED 15,194–17,773/m², with a less volatile market range than the building (a rare, abnormally high quarter was recorded earlier, but the area is now stable).
3. Rental activity and dynamics
– The DLD database shows no registered rental contracts for LAZORD BY LAPIS itself.
– The main rental benchmarks are at the level of the Majan master project and the Wadi Al Safa 3 area.
– Average annual rental rate for studios over the last 12 months:
– Majan: AED 871/m²
– Wadi Al Safa 3: AED 887/m²
– The dynamics for the area and the master project indicate steady rental growth over the last 2 years: from a range of AED 540–720/m² to the current AED 810–890/m² in recent quarters.
4. Comparison of building and area metrics, investment assessment and “fair price” range
– The transaction price per m² in LAZORD BY LAPIS is about 6% above the area market, which is typical for new/recently completed buildings, especially at the stage of mass registration of investor deals.
– Rental rates for the area/master project: AED 870–887/m² per year for studios over the last 12 months.
– Gross ROI group (ROI_brutto) based on the last 12 months for LAZORD BY LAPIS (we use the market rental rate, as there are no direct contracts in the building):
ROI_brutto_home ≈ 870 / 17,480 ≈ 5.0%
ROI_brutto_area ≈ 887 / 16,464 ≈ 5.4%
– Adjustment to net yield (taking into account 7% entry transaction costs):
ROI_net_home ≈ 4.7%
ROI_net_area ≈ 5.1%
– For an investor targeting a 7–8% annual yield on a studio in a residential building of this type, the “investment fair price” range should be:
– For LAZORD BY LAPIS: 870 / 0.08 = AED 10,875/m² (upper target of 8%) and 870 / 0.07 = AED 12,429/m² (lower target of 7%).
– For Wadi Al Safa 3: 887 / 0.08 = AED 11,088/m² and 887 / 0.07 = AED 12,671/m².
Under current conditions, to reach a 7–8% yield, the market price of studios in LAZORD BY LAPIS would need to fall by 26–40% relative to the average registered transaction. This reflects an investment imbalance between the entry cost of new projects and the current market rental yield.
5. Liquidity and conclusions
– The building shows high primary market liquidity — almost 200 deals in a year, which is a substantial volume for a new development. However, there are no rental contracts recorded directly for the building, which is typical for new properties and reflects a delayed start of actual leasing activity.
– The area and the master project demonstrate stable, gradually increasing rental demand, but at registered purchase prices the current yield for an investor is below the traditional investment benchmark for the Dubai market (typically 7–8%).
– Looking ahead: studios in LAZORD BY LAPIS may be of interest to investors counting on further capital appreciation, but for income-focused buyers (rental yield), the current entry point carries a high premium to fair value, and the effective ROI is around 4.7–5.1% (after transaction costs).
Related Articles
- ROI analysis of apartment in Milos by Karma: DLD data and real deals
- ROI analysis of apartment in Marina 101: DLD data and real deals
- How to buy an apartment in Dubai in The Opus – analysis 2025
- How to buy an apartment in Dubai in Polaris Tower – analysis 2025
- How to buy an apartment in Dubai in Sobha Creek Vista Heights – analysis 2025
