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1. Definition of the area and data structure
Actual location: based on DLD data, Nadine Residences is located in the Jabal Ali First area, within the Al Furjan master project. The analysis uses transaction and rental data specifically for this area and master project. Queries were built using filters by unit type (1 bedroom – 1BR).
2. Transaction frequency and price dynamics for Nadine Residences (1BR)
A total of 13 transactions for 1BR units in Nadine Residences have been recorded over the entire observation period (in the DLD database). Quarterly dynamics of the average price per square metre over recent years:
– Q1 2024: average price per m² – 11,256 AED (10 transactions)
– Q2 2024: average price per m² – 12,657 AED (1 transaction)
– Q4 2024: average price per m² – 14,259 AED (2 transactions)
There are no confirmed transactions in the database for the last 12 months (the “last 12 months” filter returns no value). This may be due to low liquidity or the fact that most transactions occurred in earlier handover periods.
In Jabal Ali First (1BR), the average price per m² over the last 12 months was 19,649 AED – noticeably higher than the historical levels for the building itself. This indicates upside potential or that the building is positioned as a more budget-friendly option relative to the wider area.
3. Rental data
1BR apartments in Nadine Residences have not appeared in DLD rental contracts for the entire observation period. The same applies to the Al Furjan master project: no valid rental contracts for 1BR units were found. For Jabal Ali First, the statistics are as follows: around 148,000 valid residential apartment rental contracts have been recorded in total, meaning the area is large and highly liquid in terms of rentals overall.
The average annual rental rate per m² for residential apartments in Jabal Ali First over the last 12 months is 875 AED/m². The trend over the past 3–4 years shows a steady increase in rates: in 2021 the average was 500–550 AED/m², by 2023 it had risen to around 700 AED/m², and in 2024 it is reaching 775–800 AED/m².
4. ROI and yield
The data allows us to calculate baseline benchmarks for the area:
– ROI_brutto (Jabal Ali First, averaged): 875 / 19,649 = 4.5% gross per annum.
– ROI_net, if we factor in initial transaction costs of around 7% (DLD fee, broker, registration): approximately 4.5% / 1.07 ≈ 4.2% per annum at entry.
There are no specific price-per-m² and rental figures for the building itself over the last 12 months, so it is not possible to reliably estimate ROI for Nadine Residences alone. For the area, current market yields are below the 7–8% level typically targeted by yield-focused investors.
A “fair” price range for purchasing with the goal of achieving a 7–8% annual yield in the area:
– at a rental rate of 875 AED/m²:
– for 7%: 875 / 0.07 = 12,500 AED/m²
– for 8%: 875 / 0.08 = 10,900 AED/m²
Current market levels in the area (19,650 AED/m²) are significantly above this range, indicating the need for a discount for a new investor targeting these yield levels.
5. Area liquidity and conclusions
– For Nadine Residences, the market is moderately liquid: 1BR transactions have been recorded, but most of them are not within the last 12 months.
– Liquidity in Jabal Ali First is high, with a large number of apartment sales and rental contracts in the database.
– Over the past 3–4 years, the area has seen a steady increase in rental rates, but this has been offset by rising sales prices, and the average deal yield is around 4–4.5% per annum before costs.
– For an investor, Nadine Residences is more interesting as a “below-area-budget” option – historical 1BR prices are significantly lower than the Jabal Ali First average.
– To achieve an investment yield of 7–8%, one needs to enter at prices noticeably below the current market, or consider a long-term strategy based on further rental growth.
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