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1. Definition of the area and data structure
Actual location: According to DLD data, the LIVA building is located in the Al Yelayiss 2 area and is part of the TOWN SQUARE master project. All subsequent analysis is based on this verified data.
Data structure:
– For two-bedroom apartments (2BR) directly in the LIVA building, only one sale transaction has been registered, and there is no information on long-term lease contracts either for the building or for the entire master project. Accordingly, further conclusions on sales are based on a single transaction in the building, while rental conclusions can only be drawn at the level of the Al Yelayiss 2 area (without breakdown by specific layout).
2. Transactions and price dynamics
Volume and period of transactions:
– The DLD database contains only one sale of a 2BR apartment for the entire period for the LIVA building (date: 30 April 2025).
– In Al Yelayiss 2 the transaction volume is significantly higher: in recent quarters, hundreds of two-bedroom apartments have been sold.
Dynamics of average price per m²:
– In LIVA, the only known sale price of a 2BR apartment is 1,300,888 AED with an area of 100.6 m². The price per m² is 12,931 AED.
– According to quarterly data for Al Yelayiss 2, the dynamics over the last 3 years are:
– 2021: ~7,800–8,500 AED/m².
– 2022: growth to ~7,300–8,000 AED/m².
– 2023: steady growth from ~9,600 to 10,800 AED/m².
– 2024: a jump to 11,300–12,141 AED/m².
– 2025: continued growth to 13,324–14,365 AED/m².
– Individual transactions in 2026 are already closing at 14,416 AED/m².
– Over the last 12 months, the average sale price of two-bedroom apartments in the area has been around 13,857 AED/m², which is slightly above the transaction level for LIVA.
3. Rental
– For the LIVA building, DLD records 0 rental contracts for 2BR apartments, and no rental contracts have been found even at the level of the entire Town Square master project for the specific 2 bed rooms layout.
– Only at the Al Yelayiss 2 area level has a significant number of residential lease contracts been registered (more than 30,000 across all types), but there is no breakdown for 2BR. This makes it impossible to calculate the average annual rent per m² (and, accordingly, the yield) for the specified apartment, building, or area based on DLD data.
4. Comparative analysis and yield
– The average price per m² in the LIVA building over the last 12 months is 12,931 AED (based on a single transaction).
– In the area (Al Yelayiss 2, two-bedroom apartments) the price is higher at 13,857 AED/m².
– There is no rental data for 2BR apartments — it is not possible to calculate the average rental level and ROI based on verified DLD contracts either for the building or for the area.
– Accordingly, it is not possible to determine a fair price range for an investor targeting a 7–8% annual yield, nor to calculate ROI_brutto and ROI_net.
5. Liquidity and outlook
– Liquidity: sales of two-bedroom apartments in the area are stable, especially over the last 2 years, which indicates strong demand for this type of unit in Al Yelayiss 2 and TOWN SQUARE. However, it is impossible to assess liquidity specifically for the LIVA building — only one sale has been registered.
– Rental: the high overall volume of lease contracts in the area indicates solid rental demand, but the lack of contracts specifically for 2BR limits the possibility of unit-level analytics for your format.
– Outlook: the segment is growing actively, with the average price of 2BR units almost doubling over 3 years, but it is not possible to assess investment yield without verified rental contracts.
Summary:
– In the LIVA building (2BR) only one sale has been recorded, at a price below the area average.
– For 2BR rentals, there is no data in the public register for either the building or the area over the last 12 months.
– Sales dynamics in Al Yelayiss 2 indicate strong price growth, but yield and payback cannot currently be assessed directly.
– The area is developing rapidly and is characterized by high liquidity in sale transactions.
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