1. Definition of the area and data structure
Actual location:
According to DLD, the residential building MADA Residences Tower is located in the Burj Khalifa area, master project DownTown Dubai. In the database the project is recorded as “MADA Residences Tower” (exactly like this, without Tower 1/Tower 2). The entire analysis is based on this linkage.
Volume and depth of data:
For one-bedroom apartments (1 b/r) in this building, more than 60 registered DLD transactions have been recorded from 2020 to 2025 (ranging from 1 to 21 deals per year). Over the past 12 months, a significant number of such units have been sold and transferred. On the rental side, 252 residential contracts have been recorded for the project over 3 years, with a clear focus on apartments rather than commercial premises.
2. Comparison of the building and the area (Burj Khalifa) — market dynamics
Sales (1BR, building and area):
The average price per m² for one-bedroom apartments in the building (MADA Residences Tower) over the last 12 months amounted to 18,703 AED/m².
For comparison: across the Burj Khalifa area, the comparable average for all apartments is 23,565 AED/m² over the last 12 months, meaning MADA Residences is about 20% cheaper than the area average.
Building dynamics: after fluctuations in 2020–2022 (from 6,300 to 15,100 AED/m² by quarter), a steady growth trend has been recorded: by the end of 2023 prices reached 15,900–17,400 AED/m², and in the first half of 2025 deals are closing at 18,000–19,300 AED/m². Overall, the average price in MADA Residences Tower is rising, but still remains noticeably below neighboring residential complexes in Burj Khalifa.
Area dynamics: by quarter in 2022–2024, the average price per m² ranges from 21,100 to 24,600 AED/m² with a modest, smooth increase (especially in 2023–2024 after the jump in 2022).
Rent (entire building, last 12 months):
The average rental rate in the building over the last 12 months (for all apartments) is 1,160 AED/m²/year. For the entire Burj Khalifa area it is 1,598 AED/m²/year. This gap confirms that, from an investment perspective, MADA Residences Tower remains one of the most affordable options in the central Downtown Dubai area, both in purchase price and in entry rental rate.
Rental dynamics for the building: In 2021–2022 rents increased from 600–800 to 900 AED/m², then by the end of 2023 to 1,070 AED/m², reaching 1,130–1,135 AED/m² in spring 2024 and continuing to grow (1,190–1,220 AED/m² in 2025).
Rental dynamics for the Burj Khalifa area: over the last three years rates have grown from 810–1,010 (2020–2022) to 1,300–1,470 AED/m² (2023–2024), with some quarters above 1,560 in 2024–2025. The area is confidently demonstrating outpacing rental growth.
3. Yield (ROI) and fair value
Calculated indicators:
Gross ROI for the building = 1,160 / 18,703 = 6.2% per annum (based on the last 12 months of DLD data).
Gross ROI for the area = 1,598 / 23,565 = 6.8% per annum.
Taking into account all standard transactional costs (a total of 7–8% of the purchase price, including DLD, broker and administrative expenses)
Net ROI for the building ≈ 5.7–5.8% per annum
Net ROI for the area ≈ 6.3–6.4% per annum
For reference:
To secure a 7–8% yield for an investor, the “fair purchase price” (based on actual market rental contracts) for MADA Residences Tower should be in the range of 14,500–16,600 AED/m² (calculated as 1,160 / 0.08 and 1,160 / 0.07). The current average is below these levels by roughly 1,100–4,200 AED/m², meaning the price positioning remains attractive for a long-term investor (with yield slightly below the target range).
4. Conclusions on liquidity, demand and outlook
The transaction volume in the building is steadily growing: only in 2023–2025 YTD there have been more than 48 sales of 1BR apartments in total, with high occupancy and more than 250 actual DLD rental contracts over 3 years. This confirms liquidity in both the primary and secondary markets.
The entry price is relatively low compared to the area average, while rental yield is only slightly below the average for the area. The price growth potential is above the area average, as the lag between capital values and rents is gradually narrowing against the backdrop of rising demand in the central districts of Downtown.
Investor view: the asset remains one of the most attractive in terms of price/yield ratio within Downtown Dubai, although to reach a 7–8% annual yield the investor will need either a lower purchase price or active work on increasing the rental rate. A resale at current market conditions at the prevailing average price level would be break-even, and a quick lease-up is highly likely.
Related Articles
- ROI analysis of apartment in OLYMPIC PARK 2: DLD data and real deals
- How to sell an unit in Dubai in Viewz by DANUBE – analysis 2026
- How to sell a property in Dubai in Binghatti Flare – analysis 2026
- How to sell an unit in Dubai in Azizi Grand – analysis 2026
- How to buy a home in Dubai in The Cove II Building 5 – analysis 2026
