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1. Definition of the area and data structure
Actual location: according to the DLD database, the MADA Residences Tower building is located in the Burj Khalifa area, master project DownTown Dubai. The analysis uses only those transactions in which this building name is explicitly specified. For comparative analysis, data for the Burj Khalifa area is used.
2. Transaction volume and dynamics
For 2-bedroom apartments (2BR) in MADA Residences Tower, 98 transactions have been registered over the entire observation period. Sales activity is visible in each of the past years (with particularly high peaks in 2021, 2023 and 2024). This indicates stable liquidity and sustained interest in this apartment format.
3. Purchase price dynamics for the building and the area
The average price per square metre (AED/m²) for 2-bedroom apartments in MADA Residences Tower has grown unevenly, but with a clear upward trend after 2021:
– In 2020, transactions were concluded at 9,400–9,100 AED/m².
– In 2022: a range of 12,800–14,200 AED/m².
– In 2023: an increase to 13,500–15,800 AED/m².
– Over the last 12 months (to date): the average level reached 17,050 AED/m².
For comparison, across Burj Khalifa (2-bedroom apartments), the average price level over the last 12 months is about 25,900 AED/m². Thus, the building in question is trading at a substantial discount to the area average (34–35% cheaper than a typical property in Burj Khalifa).
4. Rental and yield analysis
No data on apartment rentals (including 2-bedroom) in MADA Residences Tower itself has been recorded in the DLD database, neither at the master-project level nor at the building level. There are also no valid contracts for this property within the Downtown Dubai master project.
For analytics, we use indicators for the Burj Khalifa area as a whole (all apartments). The sample for the last 12 months contains a very large number of residential lease contracts; the median rental rate per square metre is 1,592 AED/m² per year. Rental rates have been growing steadily over the last 3 years: from 1,011 AED/m² (Q1 2022) to 1,590 AED/m² now.
Important: this rate is the area average and cannot be directly applied to MADA Residences Tower without reference to actual new contracts in this building.
5. ROI (payback) and fair price range
– For the Burj Khalifa area, a comparable gross ROI today is around 6.1% per annum (1,592 / 25,900).
– For MADA Residences Tower itself there is no rental statistics, so it is not possible to correctly calculate ROI for this specific building.
– If we take the area figures as the closest possible benchmark, then at a price of 17,050 AED/m² an investor could hypothetically achieve a yield above 9.3% gross per annum, if renting at the average market rate for Burj Khalifa. In practice, the rental rate in this building may be lower due to its lower capitalization and different market positioning, so this calculation should be treated only as a reference, not as guaranteed yield.
Taking into account standard transaction costs (7–8% per deal), the net ROI for an investor on average across the area will be about 5.7–5.8% per annum.
– The fair price range for a target 7–8% net ROI (based on the average rent in the area): 19,900–22,700 AED/m².
– The current average transaction price for MADA Residences Tower (17,050 AED/m²) is even below this fair range, which may indicate attractive opportunities for an investor, provided the property can in fact be rented out at the area rate.
6. Asset outlook
– MADA Residences Tower is being sold at a substantial discount relative to the Burj Khalifa market, which increases its appeal for yield-focused buyers.
– The pace of price growth in the tower is outpacing inflation and most of the weaker projects in the area, while there is still a significant gap to the area’s price “ceiling”.
– The main constraint is the absence of confirmed market rental contracts for the building; an investment decision requires a separate check of rental demand specifically in this tower.
– The Burj Khalifa area is showing steady growth in both prices and rents, which makes investments in this location reasonable on a 3–5 year horizon, especially when acquiring assets below the area’s average price.
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