1. Definition of the area and data structure
Actual location: according to DLD data, the ME DO RE building belongs to the Al Thanyah Fifth district and the Jumeirah Lakes Towers master project.
The DLD database records 434 sales transactions and 284 rental contracts for this building. Queries are made using the “ME DO RE” filter for both sales and rentals, and the analysis focuses on 1-bedroom apartments (1 b/r; 1bed room+Hall).
2. Market dynamics and structure. Sales
Transaction frequency and liquidity:
Sales have been recorded from 2023 onwards, with a peak in 2024 (83 transactions in a year for 1BR).
Over the last 12 months, 17 transactions have been concluded for this apartment type — a stable volume for a new building.
Dynamics of the average price per m² for the residential building:
Average prices per m² (according to DLD) for 1BR in ME DO RE:
– 2023: 20,561–24,980 AED/m² (by quarter), with an average forming in the 21,000–22,000 AED/m² range in 2024.
– The actual transaction range is wider: from 12,100 to 26,200 AED/m² for 1BR.
Over the last 12 months, the average transaction price per m² in ME DO RE for 1BR is about 19,986 AED/m².
Price dynamics in the district for comparison:
In Al Thanyah Fifth (entire apartment market):
– Average prices per m² have historically grown from 8,500–10,500 AED/m² (2020–2021) to 15,800–19,300 AED/m² (2024–2025).
– Over the last 12 months, the average transaction price in the district is about 19,602 AED/m² (for all apartments).
1BR apartment sizes in ME DO RE range from 76.8 to 109.8 m², which is in line with the JLT standard.
3. Rental market analysis
For 1BR in ME DO RE, active rental contracts have been identified, with 56 transactions over the last 12 months:
– The average annual rental rate for 1BR is 1,451 AED/m² per year (based on current DLD contracts).
– By quarter in 2024–2025, the rate is observed in the range of 1,387–1,494 AED/m².
– For the entire Al Thanyah Fifth district (apartments): the average rent over the last 12 months is 1,149 AED/m² per year with high liquidity (7,464 transactions).
4. ROI and investment yield
ROI calculation for 1BR in ME DO RE (based solely on confirmed DLD data for the last 12 months):
– Average price per m² over the year: ~19,986 AED
– Average rent per m² per year: ~1,451 AED
– Gross yield: 1,451 / 19,986 ≈ 7.3% per annum
– Taking into account entry costs (around 7–8% of the purchase price), the estimated net yield is about 6.8–6.9% per annum.
Benchmark for the district (Al Thanyah Fifth, all apartments):
– Average price per m²: 19,602 AED
– Average rent per m²: 1,149 AED
– District ROI: 1,149 / 19,602 ≈ 5.9%
– Net ROI after costs: ~5.5%
The “fair investment range” for the purchase price of a 1BR in ME DO RE (with a target ROI of 7–8% per annum) is calculated as 1,451 / 0.08 = 18,140 AED/m² (for 8%) and 1,451 / 0.07 = 20,730 AED/m² (for 7%). The actual 12‑month average (19,986 AED/m²) falls within this range but is closer to the 7% yield threshold. To achieve a net target yield of 8%, a small discount to the current average is required.
5. Summary and outlook
– The volume of sales and rentals confirms good liquidity of the building and the investment appeal of JLT/Al Thanyah Fifth.
– Transaction prices in ME DO RE are above the district average, but the difference is minor (≈2%), which is typical for new buildings with modern specifications.
– Rental rates in the building significantly outperform district averages (by 26%), which increases yield and the attractiveness of the asset.
– The gross yield for 1BR in ME DO RE is confirmed at around 7.3% per annum; net yield is about 6.8–6.9% taking all costs into account.
– At prices above the current average (closer to/above 20,700 AED/m²), yield will fall below 7%. To maintain a 7–8% level, entry strategies should target the 18,100–20,700 AED/m² range.
– Over the next 3–5 years, the district is expected to retain its status as a sought‑after residential cluster with stable demand and potential for moderate growth in both rental rates and capital values for new projects at the ME DO RE level.
6. Limitations
All calculation results directly reflect the sales and rental contracts recorded in the DLD database. The ROI figures and fair price range are intended for indicative assessment only. Actual yield may vary depending on market conditions, the condition of the apartment, and the terms of the agreement.
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