ROI analysis of apartment in Legacy by Sunrise: DLD data and real deals

1. Definition of the area and data structure

Actual location of the property:
Legacy by Sunrise is located in Al Barshaa South Third, within the Arjan master project (as per DLD data; confirmed by the presence of transactions under the specified building name). All further comparative analysis by area is carried out strictly against this locality.

Data structure:
– For Legacy by Sunrise (0BR/Studio) there is a substantial sales dataset (189 transactions, the majority of studios over the last 12–18 months).
– For the same property there is also a sufficient number of rental contracts (80 for studios over the period of Ejari data activity, including recent and relevant contracts over the last 12 months).

2. Transaction dynamics and price per square metre

Sales activity for studios in the building starts to appear in Q4 2023 and then grows strongly into 2024:
– Q4 2023: 10 transactions,
– Q1 2024: 25 transactions,
– Q2 2024: 20 transactions,
– Q3 2024: 1 transaction (most likely not all registrations for the quarter have been finalised yet),
– Q4 2024: 21 transactions.

Average sale price per sq.m for studios in Legacy by Sunrise by quarter:
– Q4 2023: ~14,489 AED/m²,
– Q1 2024: ~14,399 AED/m²,
– Q2 2024: ~14,769 AED/m²,
– Q3 2024: ~17,587 AED/m²,
– Q4 2024: ~16,126 AED/m².

Over the last 12 months, the average actual sale price for studios in Legacy by Sunrise amounted to 17,185 AED/m².

For comparison, in Al Barshaa South Third (all residential apartment properties) the average price per sq.m over the last 12 months is 14,634 AED/m² (with a gradual quarterly increase from 13,007 to 15,658 AED/m² in the latest periods).

Conclusion: Studio sales in Legacy by Sunrise are closing at a premium of around 17% to the area average. This is explained by the newness of the building, strong demand for new development in Arjan, and the specifics of the requested unit type.

3. Rental rate dynamics

For 0BR (studio) units in Legacy by Sunrise itself, over the last 12 months the average rental rate is 1,939 AED/m²/year. Quarterly data for 2024–2025 show a movement from 1,366 to 1,652 AED/m², with some isolated peak values (most likely a major outlier in early 2026 at 4,777 AED/m², excluded from the averages as unrepresentative).

For comparison, the average rental rate for all apartments (Flat) in Al Barshaa South Third over the last 12 months is only 950 AED/m². By quarter there is an increase from 798 to 1,089 AED/m², which makes Legacy by Sunrise stand out as one of the highest-yielding assets in the area.

4. Liquidity assessment, outlook and comparison with the area

Liquidity: Very high current market activity — almost 80 sales and a comparable number of rental contracts for studios alone over one year. Short-term liquidity for both purchase and lease is confirmed by DLD statistics.

Dynamics: The area as a whole shows a steady increase in both prices and rents. For Legacy by Sunrise the growth is more pronounced, and the price gap between the building and the wider area persists throughout the entire analysis period.

Comparison of indicators over the last 12 months:
– Legacy by Sunrise (studios): sale — 17,185 AED/m², rent — 1,939 AED/m².
– Al Barshaa South Third (area): sale — 14,634 AED/m², rent — 950 AED/m².

Premium to the area: +17% on sales, +104% on rents, which is typical for new quality developments.

5. Investment yield (ROI) and fair price range

Calculation based on DLD (only fact-based confirmation from the DLD database, no market-based estimates):

– Annual gross ROI for studios in Legacy by Sunrise: 1,939 / 17,185 ≈ 11.3%
– ROI for the area: 950 / 14,634 ≈ 6.5%

Adjustment for all transactional costs (7%) to calculate net ROI:
– Net ROI for the building: 11.3 / 1.07 ≈ 10.6%
– Net ROI for the area: 6.5 / 1.07 ≈ 6.1%

Fair price range at a target ROI of 7–8% per annum for Legacy by Sunrise (benchmark for an investor/seller):
– Minimum: 1,939 / 0.08 ≈ 24,237 AED/m²
– Upper bound: 1,939 / 0.07 ≈ 27,700 AED/m²

The current average market price is 17,185 AED/m², meaning current prices are significantly below the level that would correspond to a 7–8% yield, and even with a general decline in rental rates, entry yield remains high. For the area, a similar calculation gives a fair range of 11,875–13,571 AED/m² (the current market is within this range).

6. Key takeaways for the investor

– Legacy by Sunrise is a liquid, high-yield product, outperforming the wider area in both liquidity and returns.
– A stable upward trend in both sales and rents; the premium to the area is a natural reflection of the project’s status.
– If yield is the key purchase criterion, then even with some softening in rents, the level of actual income as per DLD remains high.
– For buyers focused on liquidity and quick resales or exits, Legacy by Sunrise is currently one of the best products in the area.
– In the long term (3–5 years), assuming continued growth in Arjan/Al Barshaa South Third, price and demand prospects remain positive, although yields will gradually compress as supply catches up.