1. Definition of the area and data structure
Actual location:
According to DLD, the Manam Prime building is located in the Madinat Al Mataar area within the Dubai South Residential District master project. This area will be used as the benchmark going forward.
Data structure and volume:
For Manam Prime, 22 transactions for 1-bedroom apartments (1BR) are recorded in the DLD_transactions database. In DLD_rent_contracts, no 1-bedroom rental contracts have been found for the building or the master project in recent years, while for Madinat Al Mataar there is a large, stable sample (more than 30,000 contracts over different years for all apartment types).
2. Sales dynamics and transaction structure
At the level of 1-bedroom apartments in Manam Prime, the main volume of transactions falls in 2025. Within 2025, deals are distributed evenly across the quarters, which indicates a relatively steady flow of sales as the project is completed. The distribution of the average price per m² for Manam Prime shows the following values:
– Q1 2025: around 12,080 AED/m²
– Q2 2025: 12,420 AED/m²
– Q3 2025: 10,490 AED/m²
– Q4 2025: 8,420 AED/m²
– Q1 2026: 11,880 AED/m²
Prices vary significantly between quarters, reflecting the specifics of a new project launch and the impact of seasonality or different handover phases. Over the last 12 months, the average achieved transaction price for 1BR units in Manam Prime amounted to 11,520 AED/m².
For comparison, in Madinat Al Mataar over the last 12 months the average purchase price for 1BR units reached 16,810 AED/m², which is significantly higher than the transaction levels in Manam Prime itself.
Historically, the area has shown a steady increase in the average price per m² — starting from around 7,500–8,000 AED/m² in 2020 and accelerating sharply from late 2023 (exceeding 13,000–15,000 AED/m²), which indicates generally elevated demand and, most likely, the emergence of new projects.
3. Rental market analysis
DLD data shows no recorded rental contracts for 1-bedroom apartments directly in Manam Prime or in the master project. In Madinat Al Mataar, however, the data volume is sufficient to draw confident conclusions: for all residential apartments, the average rental rate over the last 12 months amounted to 850 AED/m²/year.
Rental dynamics in the area since 2020 show a clear upward trend: from 420–640 AED/m² in 2020–2021 to 850–930 AED/m² in 2025, with peak annual rates above 900 AED/m² in certain quarters of the current period.
It is important to note that it is not possible to calculate valid, evidence-based rental levels or returns (ROI) directly for Manam Prime due to the absence of its rental contracts in open DLD sources — the building may not yet have been handed over, or occupancy may only just be starting.
4. Price comparison and investment analysis
– Manam Prime over the last 12 months: average transaction price 11,520 AED/m² (1BR).
– Madinat Al Mataar over the last 12 months: average price 16,810 AED/m² (1BR).
– Madinat Al Mataar (all apartments): average annual rent 850 AED/m².
Based on these benchmarks, Manam Prime appears significantly cheaper compared to the area’s average price.
ROI for Manam Prime cannot be calculated accurately due to the lack of rental data for the building. For Madinat Al Mataar, the theoretical gross ROI based on the average rent and average price per m² (area level) is: 850 / 16,810 ≈ 5.1% per annum. After deducting all typical acquisition and holding costs (around 7–8% at entry), the expected net yield will fall to 4.8% per annum or lower.
For an investor targeting a 7–8% annual yield, the “investment fair” price per m² today (at current rental levels) in the area would be 10,625–12,143 AED/m² for a target yield of 8–7% per annum, respectively. In other words, Manam Prime at current transaction prices is already close to these levels, but the lack of sufficient rental contracts for the building itself does not allow this yield to be guaranteed specifically for this asset.
5. Liquidity and outlook
– Sales liquidity in Manam Prime is relatively high, with transactions distributed across quarters over the past year. The area as a whole is characterised by active sales and rental dynamics.
– The growth outlook for Madinat Al Mataar over a 3–5 year horizon appears positive: there is a sharp increase in residential prices and a steady rise in rental rates. The segment of new projects is showing elevated demand.
– For Manam Prime itself, a positive repricing of both sales and rents is possible in the coming years as occupancy progresses. However, it is critically important for an investor to monitor the emergence of real rental demand and occupancy levels, since DLD statistics currently do not record rental activity directly in this building.
Conclusion:
Manam Prime (1BR) is currently selling well below the area’s average price per m², which provides upside potential in the event of a successful entry of the building into the rental market. The key initial risk is the absence of confirmed rental contract dynamics in DLD: achieving target returns of 7–8% is only possible if demand and occupancy in the building continue to grow. Any yield calculations for Manam Prime should be accompanied by a note on the high uncertainty around actual rental performance.
Related Articles
- Buying Land in Dubai for Non‑Residents: Ownership Types, Rules, Prices and Investment Potential in 2026
- How to buy a property in Dubai in Parkside – analysis 2026
- ROI analysis of apartment in PARAMOUNT TOWER HOTEL & RESIDENCES: DLD data and real deals
- How to sell an unit in Dubai in Bella Casa – analysis 2026
- ROI analysis of apartment in ONTARIO TOWER: DLD data and real deals
