1. Definition of the district and data structure
Actual location: According to DLD, Oakwood Residency is located in Me’Aisem First, within the International Media Production Zone master project. This is confirmed by actual transactions registered for this building.
2. Statistics on deal volume and structure
Over the entire observation period, 34 sale transactions have been registered for 2-bedroom apartments (2BR) in Oakwood Residency. This is an average volume for a building of this age and size, indicating a certain level of liquidity at the building level. For rentals across the entire building (Oakwood Residency, all apartment types), the DLD database records more than 1,300 unique lease contracts, which points to high operational activity and strong tenant demand.
Across Me’Aisem First as a whole, the volume of sales and lease contracts is significantly higher and reaches tens of thousands of transactions.
3. Sale price dynamics and levels (per m²)
Oakwood Residency, 2BR:
– Over the last 12 months, the average transaction price for 2-bedroom apartments amounted to AED 6,140 per m².
– Quarterly price dynamics show that in 2023–2024 the price level fluctuated roughly between AED 4,800 and 6,700 per m². Since 2020, prices have been steadily rising (from around AED 4,100 to peak levels of 6,700+ in certain quarters of 2024–2025).
Me’Aisem First, all apartments:
– The average transaction price per m² over the last 12 months in the district stands at AED 14,340 per m² — significantly above Oakwood Residency levels.
– Quarterly dynamics show growth: from AED 6,800–9,000 in 2020–2021 to AED 12,000–15,000 in 2024–2025.
Thus, apartments in Oakwood Residency are selling substantially below the district’s average in Me’Aisem First (a discount of roughly 2–2.3 times).
4. Rental dynamics and levels (per m² per year)
Oakwood Residency, all apartments:
– The average rent per m² over the last 12 months is AED 690.
– Quarterly dynamics for 2022–2024 show a band of AED 480–700 per m² per year.
– An increase in rental rates is evident in recent quarters: in early 2023 — around AED 480–530, by the second half of 2024 — already AED 655–743 per m².
Me’Aisem First, all apartments:
– Average rent over 12 months: AED 1,007 per m² per year.
– Quarterly dynamics are also upward: in early 2022 — AED 560–700, in 2023 — AED 700–900, by 2024–2025 — from AED 900 to 1,600 per m².
The discount of the building versus the district is quite pronounced (around 30–40%), both in sale prices and in rents.
5. Yield (ROI) assessment and fair value range
According to DLD:
– Gross ROI for 2BR in Oakwood Residency based on the last 12 months: 690 / 6,141 ≈ 11.2% per annum (before costs).
– ROI for Me’Aisem First: 1,007 / 14,342 ≈ 7.0% per annum.
Taking into account basic entry transaction costs of 7–8%, the actual net yield for Oakwood Residency decreases to roughly 10.4–10.5% per annum, and for the district — to about 6.5–6.6% per annum.
Indicatively, the “fair investment range” of prices for an investor targeting 7–8% net yield for Oakwood Residency (based on the average rent over 12 months) is:
– 690 / 0.08 = AED 8,625 per m² (upper bound)
– 690 / 0.07 = AED 9,857 per m² (lower bound)
In other words, the current price level in Oakwood Residency (AED 6,141 per m²) is significantly below this “fair” range and delivers a yield above 8% per annum even after costs. For Me’Aisem First, by contrast, to achieve a 7–8% yield, the price per m² should be AED 12,600–14,400, while actual transactions are around AED 14,340 per m² — meaning the district is already at the edge of investment fair value.
6. Investment potential conclusions
Oakwood Residency (2BR) is an asset with a solid demand track record, stable liquidity, and one of the highest yield indicators on the market according to DLD. It trades at a substantial discount to the district average both in sale prices and rents, but rental rates are not yet high enough to “catch up” with the overall district growth, which boosts investment returns. Building-level liquidity and rental activity are confirmed by DLD statistics.
Over a 3–5 year horizon, the yield potential under current conditions is above the district average; however, the price gap with the district may partially narrow due to faster price growth in Oakwood Residency and/or further rental growth.
7. Liquidity summary
With 34 2BR sale transactions and more than 1,300 lease contracts in the building, liquidity is confirmed and turnover is high.
Me’Aisem First remains one of the more dynamic districts in Dubai in terms of transaction volume.
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