ROI analysis of apartment in MAS Tower: DLD data and real deals

1. Definition of the area and data structure

Actual location: MAS Tower is confirmed to be located in Nadd Hessa, within the Silicon Oasis master project. The data is sourced from the DLD register, where all sales are referenced to these locations. The analytical section will be structured across these levels: MAS Tower (building level), Silicon Oasis (master level), Nadd Hessa (district level).

2. Liquidity and transaction frequency

For MAS Tower (1-bedroom apartments), 193 sales have been recorded since launch (DLD data). Over the last 12 months, there have been 11 sales of 1-bedroom units in the building itself. The annual breakdown shows an active market — 41 transactions in 2024 and 126 in 2023, which indicates good liquidity and strong demand in this segment.

3. Price dynamics per square metre, historical overview

For MAS Tower (1-bedroom apartments):
– In 2023, the price per m² rose sharply. In Q1 2023, the average level was 2,691 AED/m²; by the end of 2023 and throughout 2024–2025 there has been a sustained increase to above 8,000–11,000 AED/m², reaching up to 11,345 AED/m² in certain quarters of 2025.
– Over the last 12 months, the average price for 1-bedroom units in the building stands at 11,189 AED/m² (based on 11 transactions).

For comparison, in Nadd Hessa (1-bedroom apartments):
– In 2020–2022, prices remained in the 5,000–7,700 AED/m² range, moving into a stepwise growth phase from 2023 onwards.
– Over the last 12 months, the district average is 12,922 AED/m² (across 1,902 transactions). In some quarters of 2025, prices reach up to 13,500 AED/m².

Conclusion: In terms of pricing, MAS Tower is roughly in line with the average market level for 1-bedroom apartments in the district, slightly lagging the district’s average price over the past year.

4. Analysis of rental rates and yield

For MAS Tower, over the last 12 months the DLD database shows no rental contracts for 1-bedroom apartments — the same situation is observed at the Silicon Oasis master-project level and in Nadd Hessa. Aggregated queries returned no valid new contracts for this period (0 transactions), which makes it impossible to calculate an actual average rental rate and yield based on DLD data.

This does not necessarily mean that rentals as such are absent, but it reflects insufficient or non-disclosed data on leasing in this specific segment in the register at the time of analysis.

5. Comparative analysis, ROI and “fair price” for an investor

– Average purchase price in the building over 12 months: 11,189 AED/m² (11 transactions).
– Average price in the district: 12,922 AED/m² (1,902 transactions).

Rental rates and ROI cannot be calculated — there are no reliable rental contracts for 1-bedroom apartments in this building and district. It is therefore crucial to state that it is not possible to calculate investment yield (ROI) or a “fair price” range targeting a 7–8% return based on DLD data, since the rental-rate block is effectively empty.

6. Conclusions on liquidity, dynamics and investment outlook

MAS Tower is in demand on the market (as evidenced by the number of sales, active transaction dynamics and sustained price growth). The building is integrated into the strong Silicon Oasis cluster — a promising modern area with growing demand driven by the quality of supply.

Risks:
– No confirmed transparency and no sufficient volume of rental contracts. This means that for a potential buy-to-let investor it is impossible to provide an accurate yield profile based on open DLD data for the last year.
– For investment purposes, a purchase can only be justified with a focus on long-term capital appreciation or an expectation of rising rental demand; the current “buy-to-let” potential cannot be reliably assessed via actual rental cash flow.

Bottom line: From a resale and overall liquidity perspective, the asset is reliable (in terms of transaction volume, price growth history and alignment with the district’s average price). For dividend/rental-yield strategies, additional verification of rental conditions outside DLD is required; relying solely on market statistics for MAS Tower and Nadd Hessa is not advisable due to the lack of confirmed rental rates.