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1. Definition of the area and data structure
Actual location: according to DLD, the building PALM BEACH TOWERS-2 (apartment complex Palm Beach Towers) is located in Palm Jumeirah, with Palm Jumeirah also being the master project.
For the analysis, only sales and rental transactions from DLD were used, focusing on 2-bedroom apartments (“2 b/r” and “2 bed rooms”). Other marketing names were not taken into account: all filters were based on the actual project name in the DLD database.
2. Transaction statistics and liquidity
For 2-bedroom apartments in PALM BEACH TOWERS-2, the recorded transactions are predominantly off-plan (2022–2023). At the peak (Q4 2022), 82 transactions were registered, followed by isolated sales, which is typical for new projects after the main wave of bookings. There is still no significant liquidity in the secondary market; the building is primarily targeted at the premium segment, and there is no evidence of a mass secondary supply.
For comparison: in Palm Jumeirah, sales of 2-bedroom apartments are stable, with a sample size of thousands of transactions; the market is characterized by high and steady liquidity.
3. Purchase price dynamics
Average price per square meter in PALM BEACH TOWERS-2 (2-bedroom units):
- Q4 2022: 34,316 AED/m²
- Q1 2023: 34,957 AED/m²
- Q3 2023: 40,276 AED/m² (single transaction)
- Q3 2024: 36,687 AED/m²
The average price over the last 12 months in the building: 36,963 AED/m².
Overall, prices in the building have been consistently holding in the 35,000–37,000 AED/m² range, with peaks on individual transactions above 40,000.
For Palm Jumeirah (aggregated for all 2-bedroom units):
- Last 12 months: 30,614 AED/m².
- Over the past 2–3 years, the area has shown a gradual increase from 21,000–29,000 AED/m² to 31,000; individual transactions in 2025 reach 33,000–34,000.
Thus, PALM BEACH TOWERS-2 maintains a price premium of around 20% versus the average secondary stock in Palm Jumeirah.
4. Rentals: rate levels and dynamics
For the building and even for the project as a whole (PALM BEACH TOWERS-2), no officially registered rental contracts for 2-bedroom apartments have been found in the DLD database over the last 12 months. This is due to the fact that most units are still held by investors or end-owners; the building has only just started to be handed over, and the formation of a large rental pool is still ahead.
For Palm Jumeirah (all formats, all apartments):
- Average rental rate over 12 months: 1,568 AED/m²/year.
- From 2020 to 2024, the average rental rate increased from 710–800 AED/m²/year to the current level above 1,500 AED/m²/year (approximately a twofold increase).
- Peak quarterly values (2024–2025) reach 1,600–1,650 AED/m²/year, reflecting sustained demand in the area from premium tenants.
5. Market level analysis, comparison and yield
The average purchase price for a 2-bedroom unit in PALM BEACH TOWERS-2 over the last 12 months is 36,963 AED/m².
The average rental rate for 2-bedroom apartments in Palm Jumeirah is 1,568 AED/m²/year.
Important: there is no direct rental data for the building and its project; calculations are only possible at the area level.
Indicative gross ROI at the area level:
ROI_brutto = 1,568 / 36,963 ≈ 4.2% per annum.
Taking into account transaction and operating costs (7–8% of entry price; after deducting taxes, agency fees and service charges), net yield (ROI_net) decreases to approximately 3.9–4% per annum.
“Investment fair value” at a target yield of 7–8%:
— at 1,568 AED/m²/year this corresponds to a range of 19,600 to 22,400 AED/m²;
— this is significantly below the current building average, confirming a substantial premium for a new prime product.
6. Outlook and conclusion for the investor
The asset and the area demonstrate high liquidity and steady demand; however, for new premium buildings the current pricing already factors in most of the investment upside over the next 1–2 years. The yield level for new units in Palm Beach Towers is significantly below Dubai’s typical investment benchmarks (standard values for the mass segment are 6.5–8%). Further capital appreciation driven specifically by rental income should not be expected: the key advantages of such an apartment lie in its liquidity, status and long-term ownership potential rather than in high annual yield.
Clarification: without registered rental data for PALM BEACH TOWERS-2 itself in DLD, it is not possible to calculate an accurate yield level for a specific apartment or to forecast an individual cash flow.
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