1. Definition of the area and data structure
Actual location: according to DLD data, the Manam Prime building belongs to the Madinat Al Mataar area and the Dubai South Residential District master project. All subsequent analytics are based strictly on data for this area.
The sales database shows 26 transactions with 2-bedroom apartments (2 b/r) in Manam Prime. For rentals, 14 active contracts were found for the same project (all layouts), but specifically for 2 b/r over the last 12 months there are no unique contracts in the open DLD data — therefore, rental and yield analysis for the apartment is refined at the level of the entire building.
2. Transaction volume and market dynamics for the building and the area
Activity for Manam Prime 2 b/r:
- 26 transactions have been recorded in total, all of them in 2025 (Q1–Q4). The average sale price per m² for 2-bedroom apartments declined from 13,262 to 12,246 AED/m² across the quarters of 2025.
- This indicates a recent market launch (likely presales or handover): there were no earlier transactions for the building.
The comparative volume of transactions for 2-bedroom apartments in Madinat Al Mataar is extremely high: more than 5,400 deals. The area is steadily developing and in strong demand.
3. Average price per m² dynamics: building vs area
- For Manam Prime 2 b/r, the average price over the last 12 months was 12,701 AED/m² (calculated based on all current DLD transactions for 2025).
- For Madinat Al Mataar (2 b/r), the 12‑month average is 17,530 AED/m², which is noticeably higher than Manam Prime.
- Historically, from 2020 to 2022 the area price held in the 5,000–8,000 AED/m² range, then from mid‑2023 a sharp increase was recorded: the average level exceeded 13,000–14,000 AED/m², and by 2025 reached 19,000 AED/m² in Q1, followed by a gradual decline to 16,400–17,000 AED/m².
Conclusion: Manam Prime entered the market with a noticeable discount versus the 2025 area average (by 27–30%). Possible reasons include developer pricing policy, fit-out level, launch discounts or quality specifics.
4. Rental market analysis for the building and the area
There is no 12‑month rental data specifically for 2 b/r in Manam Prime, so the average across all apartments in the building is used:
- Average annual rent for the building over the last 12 months: 962 AED/m².
- For Madinat Al Mataar over the same period: 859 AED/m².
Quarter by quarter since 2023, the area has shown a stable increase in rental rates: in 2023 an average of 580–725 AED/m², in 2024 — 667–810 AED/m², and by the end of 2025 — already 931 AED/m². In Manam Prime, based on averaged rates, growth from 837 AED/m² to 1,030 AED/m² has been recorded in the latest quarters.
5. Yield (ROI) and fair price
- Current average transaction price in Manam Prime over 12 months: 12,701 AED/m², average rent for the building: 962 AED/m².
- Calculated gross yield (ROI_brutto) for the building: 7.6%.
- ROI_brutto = 962 / 12,701 ≈ 0.076 (7.6% per annum).
- For Madinat Al Mataar, the comparable ROI_brutto is 4.9% (859 / 17,530).
- After adjusting for typical acquisition costs (7%): ROI_net ≈ 7.1% for Manam Prime and ≈4.6% for the area as a whole.
Investment fair price range for an investor targeting 7–8% per annum:
- For Manam Prime: fair price for a 7–8% target = 12,025–13,743 AED/m², which almost matches the market price (in practice, current transactions in the building fall within this investment corridor).
- For the area, this range is much lower than the current market: 10,738–12,271 AED/m², which implies a substantial discount (31–38% to the current area price).
6. Liquidity and outlook
- For Manam Prime there is a full set of sales data, with high launch activity (intensive sales); rentals are recorded in the database, and tenant interest is present.
- Madinat Al Mataar is one of the fastest-growing new districts in Dubai, with sustained growth in prices and demand for both sales and rentals.
- In terms of yield for a buy-to-let investor, Manam Prime looks significantly more attractive than the area average and delivers returns closer to the 7–8% target, unlike the wider area, which is already closer to its price “ceiling”.
7. Investor takeaways
- Manam Prime 2 b/r is currently one of the few projects in its area that offers entry into the new-build segment with a proven yield of 7–8% per annum based on DLD data.
- The building is selling at a discount to the area market; however, a newcomer developer or economy-level fit-out may imply market risks for future resale.
- The area is growing rapidly, but the current price level no longer formally allows yields above 5% — popular projects are at their peak, and new buildings are more attractive in terms of income.
- For a buyer/investor, this asset has high liquidity, transparent dynamics, and a sufficiently large number of comparable transactions and contracts, which supports confidence in the reliability of the calculations.
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