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1. Definition of the area and data structure
Actual location: according to DLD, the building PALM BEACH TOWERS-2 belongs to the Palm Jumeirah district and master project; the project is also called Palm Beach Towers – 2. All further analytics are based on this verified data.
2. Deal dynamics and transaction volume for the building
A total of 375 transactions for the PALM BEACH TOWERS-2 building are recorded in the DLD database. For two-bedroom apartments, the main sales volume fell in Q4 2022 (82 deals), after which there was a sharp decline in liquidity: only 4 deals in Q1 2023, isolated cases in Q3 2023, and then again a small number of deals in 2024–2025 (from 1 to 5 deals per quarter). This indicates that the bulk of sales occurred at launch (off-plan), followed by a lull.
The average price per m² in the building was:
– Q4 2022: 34,316 AED/m²,
– Q1 2023: 34,957 AED/m²,
– Q3 2023: 40,276 AED/m²,
– Q3 2024: 36,687 AED/m²,
– H1 2025: 35,473–37,008 AED/m².
Over the last 12 months, the average actual purchase price for 2BR units amounted to 36,433 AED/m².
3. Comparison with the Palm Jumeirah area
Across Palm Jumeirah as a whole, the average purchase price for two-bedroom apartments over the last 12 months was 30,223 AED/m². Historically, 2BR prices in the area have shown growth over the past 5 years:
– In 2020: 10,900–13,000 AED/m².
– In 2021: 15,300–20,900 AED/m².
– In 2022: 21,500–29,600 AED/m².
– In 2023–2024: in the range of 23,900–29,000 AED/m².
– In the last 12 months — around 30,200 AED/m².
The price per m² in Palm Beach Towers-2 (36,400 AED/m²) is 20% above the current average level for the area.
4. Rental data
For the Palm Beach Towers-2 building and the Palm Beach Towers – 2 project, there are no registered rental contracts for two-bedroom apartments, or for this building at all, in the DLD database. Similarly, within the Palm Jumeirah master project, there is no up-to-date rental data specifically for two-bedroom units.
Across Palm Jumeirah as a whole, for all apartment types, more than 29,000 rental contracts have been registered, including over the last 12 months. The average annual rental rate in the area over the last 12 months was 1,562 AED/m² (for all apartment sizes), reflecting a sharp increase in demand and rates: in 2020 the average rate was around 700–800 AED/m², and by 2024 it had risen to 1,520–1,650 AED/m². For two-bedroom apartments, such segmented samples are not available — calculations are only possible at the overall area level.
At the building or master-project level, based on DLD data, it is currently impossible to establish a market rental rate — most likely, the building has not yet reached the stage of mass occupancy, and rental agreements have not been registered.
5. Yield assessment and fair price range
Since there is not enough rental data for the building and the project, a direct calculation of actual yield (ROI) and an investment-fair price range is not possible at the Palm Beach Towers-2 level.
Using the area as a benchmark:
– Average purchase price over the last 12 months: 30,200 AED/m².
– Average rent in the area for the same period: 1,562 AED/m² per year.
The calculated gross yield is about 5.2% per annum.
If we factor in transaction costs (7–8% on entry), the actual effective (net) yield will be closer to 4.8% and below, which is significantly lower than the target level of 7–8% per annum for the buy-to-let investment market.
Indicatively, to secure a baseline yield of 7–8% per annum, the “fair” price per m² in Palm Jumeirah at current rental levels should be in the range of 19,500–22,300 AED/m². Actual deals in Palm Beach Towers-2 are significantly above this threshold — the purchase price exceeds the calculated range by 60–80%.
6. Conclusions on liquidity and outlook
– Palm Beach Towers-2 is a modern project in one of the most premium districts. The high price (20% above the Palm Jumeirah average) is likely driven by the project’s newness, concept, sea views, and walking access to The Palm and Dubai Harbour.
– The building is currently not generating a significant volume of rental contracts — either the stage of mass occupancy has not yet started, or owners are in no hurry to lease units through official DLD/Ejari channels.
– Over a 1–2 year horizon, rental contracts are likely to start appearing in the database, with greater activity on the secondary market. However, it is already clear that the purchase price in the project delivers a yield well below the target for an investor (4–5% versus the required 7–8% for the area).
– The upside potential for further price growth is constrained by the established ceiling of average prices in Palm Jumeirah. An investor focused on rental income should expect a long payback period, while a seller will likely need to factor in a discount to the original purchase price if they want to restore market-level yield for the next buyer.
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