1. Area definition and data structure
Actual location: MYKA Residence is situated in Me’Aisem First, within the master project International Media Production Zone, which is confirmed by DLD sales records with an exact match to the building name.
2. Market volume, structure of transactions, and liquidity
For this building (MYKA Residence), there has been stable activity since 2023: more than 85 transactions with studios under the “0BR (Studio)” filter alone, with a particularly high concentration of deals in 2023 and 2024. On average, 10–40 sales per quarter are recorded, indicating good liquidity for a new development at a district-center level.
Overall, the residential market in Me’Aisem First is very large: more than 14,000 apartment sale transactions have been recorded in recent years, with unit sizes ranging from 20 to 300+ sq.m.
3. Sale price dynamics and levels
Analysis for the building (MYKA Residence, studio):
– From 2023 to mid-2025, the average price per square meter increased from 10,400–11,000 to 14,000–15,000 AED/sq.m on a quarterly basis.
– Over the last 12 months, the average price for studios was 14,837 AED/sq.m, slightly above the district level.
Me’Aisem First (apartments):
– Quarterly dynamics for the district show growth from ~9,500 AED/sq.m in 2023 to 12,300–15,300 AED/sq.m in 2025.
– Over the last 12 months, the district’s average price was 14,164 AED/sq.m.
Price range for transactions in MYKA Residence (studio): from 8,400 to 18,350 AED/sq.m, with completed studio sizes clustered around 41 sq.m.
4. Rental rate levels and dynamics
Studio rent per sq.m in MYKA Residence:
– The average annual rate in the building over the last 12 months is 1,174 AED/sq.m. Quarterly analysis (2023–2025) shows growth from 930 to 1,320 AED/sq.m; in Q2 2024 there was a slight pullback to 1,050, then back up to 1,200–1,300 AED/sq.m.
– The rental range for studios in the building is consistently above the district level.
Rent in Me’Aisem First (all apartments/Flat):
– The current average rental rate is only 733 AED/sq.m per year.
– Quarterly dynamics indicate a gradual step-by-step increase: in 2022 — 500–600, in 2023 — 620–760, by the end of 2024 — a jump to 1,077–1,527 AED/sq.m (the peak is partly related to database updates, with possible short-term fluctuations).
– On average, rental rates in the district are significantly lower than in MYKA Residence (studio).
5. ROI comparison and analysis
– For a studio apartment in MYKA Residence over the last 12 months, ROI_brutto (calculated as the ratio of rent to price per sq.m over the same time window) is 7.9% per annum (1174 / 14837).
– A similar calculation for the district gives a ROI_brutto of 5.2% (733 / 14164), due to lower average rents in Me’Aisem First overall.
– With a typical adjustment for all transactional and initial costs (totaling ~7–8%), net yield (ROI_net) for MYKA Residence slightly decreases to ~7.3–7.4%. For the district, it drops to ~4.8–4.9%.
6. Assessment of a fair price range for an investor (target 7–8% ROI)
– For the relevant unit type (studio), the “investment fair” range for the building is 14,675–16,771 AED/sq.m (based on the current rent of 1,174 AED/sq.m).
– Current transactions in the building over the last 12 months are closing at an average of 14,837 AED/sq.m — the asset is trading exactly within the range that provides an adequate 7.5–8% yield for the most liquid segment of the stock.
– For the district, with a 7–8% ROI target, the fair price is 9,163–10,478 AED/sq.m, but the market is in fact 40–55% more expensive than this income-based benchmark for the district as a whole.
7. Investment outlook and conclusions
– MYKA Residence demonstrates high liquidity, strong tenant demand, and consistently higher rental rates compared with the district, which explains the current price premium.
– Entry yields at current market prices for MYKA studios are in the optimal range for the area (7.3–7.9% brutto/net), while the typical ROI for the wider district is noticeably lower.
– The building is suitable for an investor focused on passive income: real rental demand, low vacancy, and protection from a sharp price correction are evident on a 2–3 year horizon.
– However, sale price growth is outpacing rent, and the premium to the district may narrow going forward due to rental rate convergence and increasing supply.
See the graphic block below for visualization of the indicators.
Related Articles
- ROI analysis of apartment in MYKA Residence: DLD data and real deals
- ROI analysis of apartment in MODELUX TOWER 1: DLD data and real deals
- ROI analysis of apartment in MODELUX TOWER 1: DLD data and real deals
- ROI analysis of apartment in MODELUX TOWER 1: DLD data and real deals
- ROI analysis of apartment in 555 PARK VIEWS: DLD data and real deals
