1. Definition of the area and data structure
Actual location: According to DLD, the building Opalz By Danube – Tower 1 belongs to the Al Barshaa South Second area and the Dubai Science Park master project. All analysed data is based on this confirmed location, and all comparisons are made specifically with this area.
Database structure and activity: DLD records show 46 apartment sale transactions in the building (type — 2 bedrooms). No data on rental contracts was found for the building itself, the master project, or for 2-bedroom apartments across the entire area. All rental and yield calculations are therefore performed at the level of the overall residential stock in Al Barshaa South Second.
2. Sales dynamics and pricing benchmarks
Opalz By Danube – Tower 1 (2 bedrooms):
– Since 2023, sales have been recorded with a clear concentration in Q1 2023 (34 transactions). In subsequent quarters, activity dropped sharply, most likely due to the completion of sales, presumably off-plan.
– The average transaction price per sq.m in the building has consistently remained in the range of 13,170–13,320 AED/sq.m in 2023–2024 across the main transaction quarters.
Al Barshaa South Second market (2-bedroom apartments):
– Over the last 4 years, the average price per sq.m has been rising: from 7,000–9,000 AED/sq.m in 2020–2022 to a sharp jump in 2024 (average price in Q1 2024 — 8,800 AED/sq.m, then 14,000–15,000 AED/sq.m in Q2 and Q3).
– In Q2 2024, the average price in the area already exceeds the “building-level” price, indicating a significant revival of the local market.
Average price per sq.m over the last 12 months:
– Opalz By Danube – Tower 1: around 14,860 AED/sq.m.
– Al Barshaa South Second (2 bedrooms): around 15,650 AED/sq.m.
3. Rental market status and trends
– No official rental contracts for Opalz By Danube – Tower 1 or the master project are registered in DLD.
– Across the entire residential stock in the area (without filtering by apartment type), the sample for the last 12 months is large: more than 6,000 active contracts.
– The average annual rent per sq.m over 12 months for the area is about 938 AED/sq.m/year, with a quarterly upward trend: from 740 to 800+ AED/sq.m in 2024.
– There is no specific data for 2-bedroom units — only the average market rent for the area has been calculated.
4. Yield (ROI) benchmark and investor guidelines
– For the building, there is no calculated rental rate (rent_psm), and ROI for the building cannot be determined due to the absence of DLD rental contracts.
– For the area (on an average basis): at the current transaction price (15,650 AED/sq.m) and average rent (938 AED/sq.m/year), the gross yield is about 6.0% per annum.
– Taking into account entry costs (7%), the equivalent “net” yield (ROI net) for the area is around 5.6% per annum.
– The “investment fair price” for a target yield of 7–8% in the area lies in the range of 11,700–13,400 AED/sq.m. The actual average price (15,650 AED/sq.m) is 16–34% above this range, which reflects either strong investment-driven demand or weak income appeal for classic buy-to-let strategies.
5. Liquidity and conclusions
– Liquidity and demand for 2-bedroom apartments in Opalz By Danube – Tower 1 were very high at launch: 34 transactions in Q1 2023, followed by a sharp decline. At present, there is stagnation in new sales.
– Across the area as a whole, the market is very active — hundreds of sales and rental contracts are concluded each quarter, confirming high liquidity in the residential segment of Al Barshaa South Second (especially since late 2023).
– Market dynamics show a sharp price increase in 2024 both for the area and for new projects, while rental levels are growing much more slowly, which reduces investment appeal at the current entry price.
– For an investor targeting a 7–8% annual yield, current sale prices are clearly inflated relative to the achievable rental levels in the area.
Bottom line: Opalz By Danube – Tower 1 remains a liquid product with a modern new-build premium. However, at current prices and without confirmed long-term rental performance, the yield level based on DLD data does not reach the target 7–8% per annum, and much of the price growth potential over a 3–5 year horizon has already been realised.
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