ROI analysis of apartment in MON REVE: DLD data and real deals

1. Definition of the area and data structure

Actual location: According to DLD, the MON REVE building belongs to the Burj Khalifa area within the DownTown Dubai master project. All benchmark analyses are based on these parameters, using only verified DLD data.

2. Sales statistics and dynamics (2-bedroom apartments)

Over the past 5 years, there has been stable transaction activity for 2-bedroom apartments in MON REVE. Deal frequency increased noticeably in 2023–2024: in the last year, from 1 to 8 transactions per quarter were recorded in the building, confirming good liquidity.

Average price per square meter (2-bedroom, last 12 months):
– MON REVE: about 17,150 AED/m².
– Burj Khalifa area (same apartment type): about 26,060 AED/m².

Average price per m² dynamics for the building, 2020–2025:
– Growth: in early 2020 — around 10,900 AED/m²; by mid-2024 — already about 18,000 AED/m², with a peak in 2025 (there may be anomalous transactions).
– For comparison, the Burj Khalifa area shows a similar upward trend at a higher level: from 19,700 to 25,000+ AED/m².

On average, MON REVE is cheaper than the wider area market for two reasons: the product itself targets the mid-range segment within DownTown, while the area combines a large number of premium properties.

3. Rental liquidity and rental rates

Building-level analysis:
– Over the last 12 months, 38 residential rental apartments have been registered across MON REVE (not only 2-bedroom units).
– Average annual rental rate in the building: approximately 1,205 AED/m².
– In the Burj Khalifa area and the DownTown Dubai master project, average rents are higher: 1,595–1,619 AED/m² per year.

Building dynamics:
– Since 2020, the rental rate in the building has almost doubled: from 720–800 AED/m² (2020–2021) to 1,100–1,200+ AED/m² in 2024–2025.
– For the Burj Khalifa area, there has been a similar increase: from 900 to 1,550–1,600+ AED/m².

Liquidity: In terms of the number of contracts and sale transactions, MON REVE demonstrates good liquidity for a typical building in this area, although both rates and prices are below the average market levels of Burj Khalifa.

4. Comparison (building vs area): prices, rents, premiums/discounts

– MON REVE (2-bed) is approximately 34% cheaper than the average apartment offering in the Burj Khalifa area for sales (17,150 vs 26,060 AED/m²).
– The rental gap is also significant: 1,205 vs 1,595 AED/m², i.e. about 25% cheaper.
– This indicates a more affordable positioning of the asset within an upscale micro-location.

5. Return on investment (ROI) calculation

Pure DLD data:
– Gross ROI for the building (across the entire apartment pool, based on average pricing): 1,205 / 17,150 ≈ 7.0% per annum.
– For the Burj Khalifa area: 1,595 / 26,060 ≈ 6.1% per annum.

Taking into account initial costs (~7%):
– Net yield for MON REVE ≈ 6.5% per annum.
– For the area ≈ 5.7% per annum.

Fair investment price range (for a 7–8% annual yield), based on the building’s average rent:
– Fair price for 7–8%: from 15,060 to 17,220 AED/m² (1,205 / 0.08; 1,205 / 0.07).
– The current market level of the building is exactly in the middle of this range; if prices rise further, ROI growth without a corresponding increase in rents is not guaranteed.

6. Summary, outlook and conclusions for the investor

– MON REVE is a building positioned at the core of the market, with excellent liquidity and strong transaction dynamics. The current yield level (6.5–7% net) is attractive for Downtown, although it lags behind some neighboring premium assets in terms of rent and capital values.
– The price range for the building almost coincides with the fair investment level for a 7% annual return: investors should not factor in market premiums; a reasonable discount to accelerate a sale is 3–8% from the current top transaction levels.
– For a 3–5 year investment horizon, given the positive dynamics of rental rates and transactions, the asset remains attractive for a moderately conservative acquisition with the potential for gradual capital appreciation.