ROI analysis of apartment in Nadine Residences: DLD data and real deals

1. Definition of the area and data structure

Actual location: According to DLD data, Nadine Residences is classified within the Jabal Ali First area and the Al Furjan master project. For filtering, the “1 bedroom” (1 b/r) apartment type and an exact match of the building name were used, which fully corresponds to the required query.

2. Number of transactions and liquidity

For 1-bedroom apartments in Nadine Residences, 13 transactions have been recorded over the entire period. For dynamics analysis, only the latest full quarters were used; the transaction density is sufficient to identify trends, but the building’s own liquidity is average, as there are fewer than one transaction per month. At the same time, across the entire Al Furjan master project in Jabal Ali First, the transaction volume is significantly higher, which indicates strong demand for the location and stable interest in 1-bedroom units overall.

3. Dynamics of average price per square meter (sales), building vs area

For Nadine Residences (1-bedroom apartments):
– Q1 2024: average price per m² — 11,256 AED (10 transactions)
– Q2 2024: 12,657 AED (1 transaction)
– Q4 2024: 14,259 AED (2 transactions)
Quarters with no or single transactions should be interpreted with caution — the average price may not reflect the true market level due to the small sample size.

For the Al Furjan master project (1-bedroom apartments in the area):
– From 2020 to 2023, the average price per m² in the area increased from 7,000–9,000 AED to 10,000–11,000 AED.
– In 2024, there is a consistent rise: from 11,610 AED in Q1 to 13,135 AED in Q4.
– Over the last 12 months, the average price in the area has been around 13,600 AED per m².

Conclusion: Nadine Residences was priced in 2024 slightly below the overall area level (with large transaction volumes in the area at around 13,600 AED/m² vs an average of 11,255–14,259 AED/m² in the most recent deals in the building), but due to the very low number of sales, the statistics for the building are prone to distortion.

4. Rental data and ROI calculation

— The DLD has no active rental contracts for 1-bedroom apartments directly in Nadine Residences or in the Al Furjan master project (with strict name matching), which is typical for low-activity or new projects.
— At the Jabal Ali First area level, a large number of rental transactions have been recorded, and over the last 12 months the average annual rent for all apartments amounted to 874 AED/m².

Rental dynamics in the area:
– Rental rates have increased from 500–600 AED/m² in 2020–2021 to 800–875 AED/m² in 2024–2025.
– This reflects a general area-wide trend of rising rents in new residential clusters.

5. Comparison of current price_psm and rent_psm levels, ROI calculation

— Over the last 12 months in the area:
— Average transaction price: 13,614 AED/m² (area, 1-bedroom).
— Average rent: 874 AED/m² (area, all apartment types, as there is little data specifically for “1 bedroom”).
— Calculated gross yield for the area: ROI_brutto_area = 874 / 13,614 ≈ 6.4% per annum.
— After factoring in entry costs of ≈7% (taxes, agency fee, registration), the indicative net yield ROI_net_area is ≈ 6.0% per annum.
— For Nadine Residences it is not possible to calculate yield accurately — there are no confirmed DLD rental rates for the building or the master project.

6. “Investment fair value range” for a 7–8% yield

— With a target yield of 7–8% (a typical benchmark for an investor) and a confirmed area rental rate of 874 AED/m²:
— Fair price per m²: 10,925–12,486 AED (874 divided by 0.08 and 0.07).
— The current market level in the area (13,614 AED/m²) is slightly above this band, meaning that to secure a 7–8% annual yield, the purchase price needs to be approximately 9–20% below the current area average.
— In Nadine Residences, transactions have taken place both below (11,255 AED/m²) and slightly above this “fair” band (up to 14,259 AED/m²), so for an individual unit the investor’s actual yield will depend on the specific entry price.

7. Additional notes

— Market liquidity in Jabal Ali First and the Al Furjan master project is high: there is steady growth in both prices and rents, confirmed by thousands of sales transactions and rental contracts.
— For Nadine Residences, actual sales activity is confirmed; however, there is no rental data — to properly assess the investment yield of this asset, one has to rely only on the area’s average indicators.
— A 6–6.4% yield in the area is comparable to the citywide level for new developments; to increase returns, it is necessary to look for properties purchased at a discount to the market.

8. Investor outlook and conclusions

The current Al Furjan (Jabal Ali First) market in terms of prices and rents is characterised by steady growth and strong demand, which is favourable for liquidity. When purchasing a 1-bedroom apartment in Nadine Residences, it is reasonable to target a range of 10,900–12,500 AED/m² to achieve a sound market yield of 7–8% per annum. A significant premium to this level reduces ROI. The project itself has average liquidity — transactions are taking place, but at a much lower volume than in the area overall; rental flows may change, so it is advisable to monitor new contracts.