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1. Definition of the area and data structure
Actual location: According to DLD, Park Views Residences A is located in the Al Kifaf area, master project Wasl 1.
The DLD database records 582 transactions for the asset “Park Views Residences A”. The analysis focuses on 1 bedroom (1 b/r) apartments, which fully matches your request.
2. Transaction activity and liquidity
Over the last four quarters, 54 transactions for 1 bedroom apartments were concluded in Park Views Residences A (1 in Q2 2024, 15 in Q3 2024, 29 in Q4 2024, 9 in Q1 2025). In Al Kifaf as a whole, the transaction volume over the same period is significantly higher, which confirms strong liquidity both for the building and for the wider area.
3. Sale price dynamics over 3–5 years
For Park Views Residences A:
– The average transaction price per square metre for 1 bedroom apartments over the last three quarters ranged from 22,731 to 24,622 AED/m². Over the last 12 months, the average sale price was 24,530 AED/m² based on 10 transactions.
– The price dynamics for the building over its entire available history show a stable level above 22,000 AED/m².
For Al Kifaf (1 b/r apartments):
– Over the last 3 years, the average price per m² for 1 bedroom apartments in the area has increased from 17,438 AED/m² (Q1 2022) to 22,231 AED/m² (Q4 2024).
– Over the last 12 months, the average level for the area is 22,632 AED/m² (164 transactions).
4. Rental rate dynamics and levels
For Park Views Residences A and the Wasl 1 master project, there are no 1 bedroom apartment lease contracts with valid data in the database for the last 12 months. This is typical for new buildings that have just entered the market or are in an intermediate commissioning phase.
For Al Kifaf:
– Over the last 12 months, the average annual rent for 1 m² of residential property was 1,165 AED/m² (more than 600 contracts across the entire residential stock of the area).
– Levels in previous years: the dynamics show a steady increase in rates from ~1,000 AED/m² in 2023 to 1,100–1,180 AED/m² by quarters of the current year.
– Note: these figures reflect the average rent across the entire residential stock of Al Kifaf, not only Park Views Residences A.
5. ROI (gross yield, potential NET yield and “investment fair price”)
– Current market levels:
For the building (Park Views Residences A, 1 b/r, last 12 months): sale 24,530 AED/m², no rental rate.
For the area (Al Kifaf, all apartments): sale 22,632 AED/m², rent 1,165 AED/m²/year.
– Gross yield for the area:
ROI_brutto for the area = 1,165 / 22,632 ≈ 5.1% per annum.
An equivalent yield for Park Views Residences A cannot be calculated based on confirmed rental transactions — over the last year DLD records no leases for 1 bedroom apartments in this building.
– NET yield (adjusted for transaction costs):
Typical upfront costs (commissions, registration, etc.) are around 7%.
Indicatively, ROI_net for the area ≈ 4.8% per annum (5.1 / 1.07).
– Fair price range for an investor:
For a target yield of 7–8% based on the current average rent in Al Kifaf:
1,165 / 0.08 = 14,563 AED/m², 1,165 / 0.07 = 16,643 AED/m².
The current market level for the area is 36–55% above this range, and for Park Views Residences A it is even higher.
To reach 7–8% per annum based on DLD rental data, a substantial discount to the current market is required (~25–40%).
6. Comparison with the area: premium/discount of Park Views Residences A
– The average price per m² in Park Views Residences A (1 b/r) over the last 12 months is 8–9% higher than the average in Al Kifaf.
– The building trades at a significant premium, which is typical for new premium-segment assets with modern specifications.
– The building’s liquidity is objectively confirmed by the number of transactions, but there are still no stable rental contracts.
7. Conclusion and outlook for an investor
– Al Kifaf has shown pronounced growth in both prices and rents since 2021, and Park Views Residences A continues to enjoy elevated buyer demand (the current premium to the area is ~8–9%).
– The current yield level in the area according to DLD is 5–5.5% gross, with NET yield below 5% once entry costs are factored in. For 1 bedroom apartments in Park Views Residences A, the actual ROI is not yet confirmed by rental transactions.
– For investors targeting a 7–8% yield, the fair entry price is significantly below current market levels. Most transactions in the building are made with a focus on preserving liquidity or capitalising on price growth rather than on high passive income.
– For buy-to-let strategies in Park Views Residences A, it is currently impossible to calculate a realistic perpetual income due to the lack of rental data specifically for the building. For Al Kifaf, the data is reliable.
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