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1. Definition of the area and data structure
Actual location: the building Paradise View 1 is confirmed as a Residential asset located in Wadi Al Safa 3, within the Majan master project. In the DLD database the building is uniquely identified by the name Paradise View 1. For studios (0BR/Studio) in this building and area there are recorded sale transactions and lease contracts.
2. Data volume and liquidity
For studio sales in Paradise View 1, 108 transactions have been recorded from July 2024 to December 2025. The number of unique transaction dates (27) indicates that deals are spread over time, but the bulk of them are concentrated in 2024–2025, which is typical for new buildings.
For rentals in Paradise View 1, 286 studio lease contracts have been registered since 2020, including 49 over the last 12 months. This is solid, confirmed liquidity for the rental segment. Across Wadi Al Safa 3 as a whole, volumes are significantly higher (thousands of sales and hundreds of contracts annually).
3. Price and rental dynamics, market positioning
Sales:
– The average price per square metre for studios in Paradise View 1 over the last 12 months was about AED 12,584 (31 transactions).
– Across the wider area, comparable studios over the last 12 months sold at an average of AED 18,336/m² (2,285 transactions).
– Price distribution within the building by quarter: in Q3 2024 the average price was below the area level; from late 2024 and throughout 2025 there is a gradual increase in the building’s average price to AED 13,000–13,600/m², but even this remains noticeably below the area average, where recent quarters have seen growth to AED 17,000–19,000/m².
Rent:
– The average annual rental rate per square metre in Paradise View 1 (studios, last 12 months) is AED 835.2/m² (49 contracts).
– Across Wadi Al Safa 3 as a whole, the level over the last 12 months is higher — AED 907.4/m² (610 contracts).
– In terms of dynamics: the average rate in the building has been steadily rising from AED 600–700/m² in 2021–2022 to AED 800–1,000/m² in 2024–2025. The area shows a similar trend, but with slightly higher rate levels.
4. Comparison: building vs area
Paradise View 1 is selling at a discount to the area — the average price per m² is 30–40% below the area benchmark. The same applies to rentals: rates in the building are slightly lower than in the area overall, although the gap is less pronounced. This is explained by the project’s stage (new building, first wave of units entering the market) and, likely, by the standard quality of the product.
5. ROI, “investment fair value”, adjustment for fees
Actual (gross) ROI for Paradise View 1 (building level, based on studio sales and current rents over the last 12 months):
– Building-level ROI_brutto: 835.2 / 12,584 ≈ 6.6% per annum.
– Area-level ROI_brutto: 907.4 / 18,336 ≈ 4.9% per annum.
Adjusting for entry-related costs (7% of the price: commissions, DLD, registration), the actual net return for an investor (ROI_net) will be:
– For Paradise View 1: ≈ 6.6% / 1.07 ≈ 6.2% per annum.
– For the area: ≈ 4.9% / 1.07 ≈ 4.6% per annum.
Fair price range for an investor targeting a 7–8% annual return:
– For Paradise View 1: for the annual rent per m² (AED 835.2) to correspond to a 7–8% yield, the purchase price of a studio should be in the range of AED 10,440–11,930/m². The current building average (AED 12,584/m²) is 5–15% above this range, meaning that to reach 7–8% per annum an additional discount (or rental growth) is required.
– For the area: for area-wide studios to deliver the desired yield, they should be priced at AED 11,343–12,963/m² (with an average rent of AED 907/m²). The actual area price (AED 18,336/m²) currently provides only about 4.9–5% per annum and would require a substantial discount or a significant increase in rental rates to reach a 7–8% yield.
6. Conclusions and outlook
Paradise View 1 demonstrates high liquidity in both sales and rentals, with stable demand confirmed by a large number of contracts even under current market conditions. Compared to the area, the building is noticeably cheaper to buy, while rental rates are slightly below the area average. However, even so, at today’s price levels the yield (6.2% net) falls short of the 7–8% investment benchmark.
For sellers — there is demand, but the price point that would maximise investor interest is below current transaction levels: a reference range of AED 10,400–11,900/m² (for studios). For buyers — the current entry point offers more of an average market yield, but there is still room for rental rate growth (and, accordingly, capital appreciation potential).
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