1. Definition of the area and data structure
Actual location: the MYKA Residence building is located in the Me’Aisem First area, within the International Media Production Zone master project.
According to the DLD database, 86 sale transactions for studios in MYKA Residence have been registered from February 2023 to December 2025. The analysis uses only studios (0BR), fully matching your filter.
2. Transaction activity and liquidity
Transactions in MYKA Residence have been recorded since Q1 2023, with a consistently strong sales pace for a new project: 16–31 deals per quarter in 2023. The sample size (86 studios) is sufficient for statistical comparisons and for building quarterly dynamics.
In Me’Aisem First there is a very large number of studio transactions (over 5,500 for the entire observation period, hundreds in each quarter), which indicates high liquidity of the studio segment in this area and stable demand.
3. Dynamics and level of average price per m²
For MYKA Residence transactions:
– The average price per m² for studios has been growing quarter by quarter since 2023: from approximately 10,400–10,800 AED/m² at the beginning of 2023 to 13,400–15,000 AED/m² by the end of 2024.
– Over the last 12 months (July 2023 — June 2024), the average price per m² for studios in MYKA Residence amounted to 14,837 AED/m². This figure is based specifically on transactions in this building according to DLD data.
For Me’Aisem First:
– The quarterly dynamics of the average price per m² for studios in Me’Aisem First show a less sharp but confident growth: from 6,300–8,000 AED/m² in 2020–2022 to 11,700–14,700 AED/m² in 2023–2024.
– The average price per m² for studios in the area over the last 12 months is 16,384 AED/m², which is slightly above the level of MYKA Residence (by roughly 10%).
4. Rental rates and dynamics
MYKA Residence:
– There are valid data for long-term studio rentals: 39 lease contracts have been concluded over the last 12 months.
– The average annual rental rate per m² for studios is 1,248 AED/m².
– Over the past 2 years, rates have increased: from 927–1,132 AED/m² at the beginning of 2023 to 1,325–1,328 AED/m² in 2025.
Me’Aisem First:
– The area has a huge data set (2,433 studio lease contracts over the last 12 months), with an average rental rate of 990 AED/m² per year.
– The growth in studio rental rates in the area is clearly pronounced: from 480–600 AED/m² in 2021–2022 to 815–995 AED/m² in 2024–2025.
5. Comparative analysis: MYKA Residence vs the area
MYKA Residence is priced below the average transaction price for studio apartments in the area (around –10%): 14,837 vs 16,384 AED/m².
However, the rental rate in MYKA Residence is higher than in the area (1,248 vs 990 AED/m²), i.e. the building is more attractive for tenants — which is positive for a potential investor.
6. Yield (ROI) and fair price range
Calculation based on MYKA Residence data (12 months):
– ROI_brutto = 1,248 / 14,837 = 8.4%.
– ROI_net (taking into account all acquisition costs of ≈ 8% at entry) = 8.4% / 1.08 ≈ 7.8%.
For Me’Aisem First:
– ROI_brutto = 990 / 16,384 = 6.0%.
– ROI_net ≈ 5.6%.
Fair price range for an investor (to achieve 7–8% gross annual yield) for MYKA Residence:
– To receive 7–8% per annum, it is beneficial for an investor to enter at a price of 1,248 / 0.08 = 15,600 AED/m² (for 8%)…1,248 / 0.07 = 17,800 AED/m² (for 7%).
– The current average price in MYKA Residence (14,837 AED/m²) is already below this range, which makes a purchase potentially attractive even compared to the broader market benchmark (the area).
7. Liquidity and conclusions on prospects
MYKA Residence is located in an area with very high demand for studios (numerous sales and rental transactions every quarter). In terms of sales/rental volumes, the building ranks among the consistently liquid assets in Me’Aisem First.
Growth in both prices and rental income for studios in this location has continued for at least the last two years, indicating positive market dynamics.
The current gross investment yield in MYKA Residence based on actual DLD contracts is around 8.4% per annum, with the potential to achieve 7.8% after accounting for acquisition costs. This is significantly above the average market level for the area (5.6–6%).
The range of “investment fair prices” in MYKA Residence fully covers actual market transactions; no premium is required.
Conclusion: MYKA Residence is an investment-attractive building for purchasing studios for rental, with capitalization and liquidity levels above the Me’Aisem First market.
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