1. Definition of the area and data structure
Actual location: According to the DLD database, Manam Prime is unequivocally located in Madinat Al Mataar, within the Dubai South Residential District master project. All subsequent comparisons will be made with this area.
Data volume: The DLD database records 48 sale transactions for Manam Prime, most of which relate to 2025, and 14 rental contracts. This is sufficient to build representative statistics for both sales and leasing.
2. Activity and liquidity
Sales: Over the past 12 months, 41 apartment sale transactions have been concluded in Manam Prime, indicating high liquidity for a new building. In total, 48 transactions have been recorded for the property, reflecting strong demand at the time of its market launch.
Rentals: Over the past 12 months, 14 rental contracts have also been recorded; the contracts are current and most were signed in the second half of 2025. The number of lease transactions is still relatively small, which is typical for a newly delivered building, but already allows for initial conclusions on rental rates.
Area: Madinat Al Mataar shows a high volume of transactions both in sales (several thousand transactions per quarter in recent years) and rentals (hundreds and thousands of contracts per quarter), confirming a well‑developed infrastructure and stable demand.
3. Price and rental dynamics over 3–5 years
a) Sales (price per m²):
For Manam Prime:
– Over the last four quarters, the average sale price per m² in the building ranged from 11,480 to 12,642 AED/m² (2025). The 12‑month average is 12,145 AED/m².
– Data for 2026 are not yet finalised (there is only one case, which is not used for trend analysis).
For Madinat Al Mataar:
– Over the last four quarters, the average price per m² in the area increased from 12,786 to 17,721 AED/m².
– The average price in the area over the last 12 months is 15,862 AED/m².
– Overall five‑year trend for the area: at the beginning of the period (2020–2021) prices remained in the 6,000–8,000 AED/m² range, with a sharp increase starting from 2023 (from 10,200 AED/m² in Q2 2023 to 17,700 AED/m² in Q1 2025).
b) Rentals (annual rate per m²):
For Manam Prime:
– Rental dynamics ranged from 837 to 1,031 AED/m² in 2025.
– The average rate in the building over the last 12 months is 962 AED/m².
For Madinat Al Mataar:
– An almost continuous growth from 420–500 AED/m² (2020–2021) to 725–930 AED/m² (2024–2025), with a peak of 931 AED/m² recorded in the last quarter.
– Over the last 12 months, the average rental rate in the area is 861 AED/m².
Summary: In terms of price and rental dynamics, Manam Prime is slightly below the current average sales price in the area, but rents at a rate above the market average for Madinat Al Mataar.
4. Comparison of price and rent: building vs. area
– Average price per m² over 12 months:
– Manam Prime: 12,145 AED/m²
– Madinat Al Mataar: 15,862 AED/m²
– Average rent per m² over 12 months:
– Manam Prime: 962 AED/m²
– Madinat Al Mataar: 861 AED/m²
– Difference: Manam Prime trades at roughly a 23% discount to the area average, while renting out at a 12% premium to the average rental rate in the area.
5. ROI (gross, net) and investment yield
Based on the average prices and rental rates over the last 12 months (for the building):
– Gross yield for Manam Prime: 962 / 12,145 ≈ 7.9%
– Gross yield for the area: 861 / 15,862 ≈ 5.4%
– After accounting for initial costs (around 7–8%), the indicative net yield for the building will be ≈ 7.3–7.4% (a decrease of 0.5–0.6 p.p.), and for the area around 5% per annum.
Fair price range for an investor (if the target yield is 7–8% per annum):
– For Manam Prime: from 12,025 to 13,743 AED/m² (962 / 0.08 to 962 / 0.07).
– The actual average transaction price in the building is 12,145 AED/m², i.e. it is in line with the market and sits exactly at the lower boundary of the fair investment range. For the area, the current sale price significantly exceeds the top end of this range, and to achieve a 7–8% yield a discount to the current area price would be required.
6. Conclusions and outlook
– Manam Prime is a liquid new building in an area with sharply rising property prices and strong rental demand.
– An investor or seller can use the current price range of 12,100–13,700 AED/m² as a fair market benchmark for a target yield of 7–8% per annum (given current rental rates and demand).
– Manam Prime currently offers a more attractive yield compared to the area average, which confirms the building’s appeal for buy‑to‑let strategies.
– The substantial price growth in the area in recent years indicates further appreciation potential; however, yields are likely to gradually compress as capital values rise, unless rental rates grow at a similarly strong pace.
– For a long‑term holder, Manam Prime is one of the few buildings delivering a real net yield of around 7.5% after costs, which is almost no longer available on the secondary market in the area.
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