ROI analysis of apartment in Lilium Tower: DLD data and real deals — 24.12.2025

1. Definition of the area and data structure

Actual location: According to DLD data, LILIUM TOWER is located in Al Barsha South Fifth (no specific master project is assigned to this building). The database contains over 200 transactions with apartments (1-bedroom type — 1BR).

2. Transaction and price dynamics for LILIUM TOWER (1BR)

Activity: The main volume of 1BR transactions falls on 2024 and 2025 — in each of the recent quarters there have been dozens of deals, indicating very high liquidity of this new project (20–40+ sales per quarter).

Average price per square meter dynamics:
– Due to a concentrated series of transactions, there is a clear quarterly trend.
– In Q4 2023 the average price was about 13,300 AED/m².
– During 2024 it increased to the 13,900–14,400 AED/m² range.
– In the first half of 2025 the growth continued to 14,600–15,300 AED/m², and by Q4 2025 the average level was already almost 17,000 AED/m².
– The overall price range across actual transactions over the entire period is from roughly 11,000 to 18,400 AED/m² (for apartments of 62–73 m²).

3. Comparison with Al Barsha South Fifth

Historical dynamics for the area:
– In the area, the average price per m² grew from ~11,400 AED/m² at the beginning of 2023 to 15,100 AED/m² by the end of 2023.
– In 2024 the values fluctuated between 13,300 and 14,900 AED/m², and in 2025 readings reach up to 16,800 AED/m².
– Thus, the growth dynamics of the building are comparable to the area. In a number of quarters, prices in Lilium Tower were slightly below the area average at the peak, but the difference is around 5–10%.

Average price per m² over the last 12 months:
– Building (1BR): 15,037 AED/m².
– Area (1BR): 15,673 AED/m².
– The building’s price is slightly below the area average (~ -4%).

4. Rental market

As of the date of analysis, there are no recorded rental contracts for LILIUM TOWER. For Al Barsha South Fifth, however, there is a very large sample (15,000+ contracts in recent years), which allows us to rely confidently on area-level rental statistics.

Rental dynamics for the area:
– From 2020 to early 2023, average rates were in the 400–600 AED/m² per year range, followed by a sharp increase.
– By the end of 2023 they exceeded 700 AED/m², and in Q2–Q3 2024 they were already at 730–840 AED/m².
– At the end of 2024 and in 2025, average rents in new contracts rise to 880–1,075 AED/m².

Average rent per m² over the last 12 months for the area: 958 AED/m²/year.

5. ROI and “investment fair value” price

Since there are still no confirmed DLD rental contracts in Lilium Tower itself, we rely on area figures (Al Barsha South Fifth).
– Gross ROI for the area: 958 / 15,674 ≈ 6.1% per annum (gross, before expenses).
– Taking into account standard transaction costs (7–8%), the actual net yield decreases to around 5.7% per annum.
– To reach a typical investment target of 7–8% per annum, the “fair” investor price falls in the range of 958 / 0.08 = 11,975 AED/m² (for 8% per annum) and 958 / 0.07 = 13,686 AED/m² (for 7% per annum). The current market price in Lilium Tower is now 10–25% above this investment zone.

6. Liquidity and outlook

Liquidity: Lilium Tower is one of the most actively traded buildings in the area in the 1BR segment in recent years (40+ transactions in several quarters). The area as a whole is developing dynamically, and rental benchmarks are quite reliable due to the large volume of concluded contracts.

Outlook: At the active sales stage, Lilium Tower’s prices were slightly below the area average; in recent quarters they have been converging with or slightly catching up to the area. However, current rental levels in the area are still significantly behind purchase prices, which prevents investors from achieving the target yield of 7–8% per annum at current demand. For end users, a purchase is justified by liquidity and the building’s newness; for investors, some price correction or further rental growth is likely required.

If confirmed DLD rental contracts for 1BR units appear in the building in the future, the situation can be recalculated more precisely. For now, conclusions on yield and rental potential are valid only at the area level.