1. Area definition and data structure
Actual location:
According to DLD data, the building Park Views Residences A is located in the Al Kifaf district and is part of the Wasl 1 master project. The analysis will be carried out strictly within these administrative boundaries.
Scope of current data:
– 55 transactions with 1-bedroom apartments (1BR) in Park Views Residences A have been recorded, dated from June 2024 to June 2025.
– For rentals in this building, in the Wasl 1 master project and specifically for 1BR units, there is no information in the DLD contracts database.
– For residential apartments across Al Kifaf as a whole, there is a large rental dataset (over 2,250 contracts), which allows for a robust analysis of the local rental benchmark.
2. Price dynamics and levels — sales
For Park Views Residences A (1BR apartment):
– Based on DLD-registered sales, the peak of activity fell on Q2–Q4 2024; transactions also continue in Q1–Q2 2025.
– The average price per m² for 1-bedroom apartments over the last 12 months amounted to 24,518 AED/m² (based on the last 8 transactions).
– Quarterly dynamics for the building over the past 1.5 years:
– Q2 2024 — 24,558 AED/m²;
– Q3 2024 — 22,732 AED/m²;
– Q4 2024 — 23,796 AED/m²;
– Q1 2025 — 24,621 AED/m²;
– Q2 2025 — 23,708 AED/m².
Range of fluctuations: ±7% within the year. The current level is stably held at 24–25k AED/m² — this is the upper price band for the district.
For comparison, the average price level for 1BR apartments in Al Kifaf:
– Over the last 12 months: 22,609 AED/m² in the district (161 transactions).
– District-wide dynamics show moderate price growth — from 17–18k AED/m² two years ago to 21–24k AED/m² now.
– Over the last four quarters, the spread across the district is from 17,672 to 24,000 AED/m².
Conclusion: This building (Park Views Residences A) is selling at roughly 8–9% above the current district average for comparable apartments — a premium that is quite justified for new, modern stock within a master project.
3. Rental rate dynamics and levels
– For the building and the master project there is still no direct DLD data on actual apartment rentals (for 1BR — not a single registered valid contract). This is typical for newly completed projects: new units are in the sales phase rather than in active operation.
– Across Al Kifaf as a whole, over the last 12 months the average rental rate for all apartments is 1,169 AED/m² per year (based on 584 current contracts).
– Rental dynamics in the district: over 3 years, rental rates have approximately doubled — from ~600 AED/m² (2021) to 1,150–1,190 AED/m² (2024–2025).
– Quarterly rental snapshot for the district over the last 4 quarters: values have been consistently in the 1,120–1,190 AED/m² range (no sharp spikes or drops).
4. Current yield and fair price range for an investor
Calculation based on the last 12 months (1-bedroom apartments only):
– Average sales price in the building: 24,518 AED/m² (8 transactions).
– Average rent in the district: 1,169 AED/m² per year (584 contracts).
– Gross yield (ROI) in the district: 1,169 / 24,518 ≈ 4.8% per annum.
– After deducting all initial costs and expenses (7–8%): net yield (ROI_net) will be in the 4.4–4.5% per annum range.
– Fair price range for an investor targeting a 7–8% annual yield:
– At 7% ROI: 1,169 / 0.07 ≈ 16,700 AED/m².
– At 8% ROI: 1,169 / 0.08 ≈ 14,600 AED/m².
The current price level in the building (24,500 AED/m²) significantly (by 46–67%) exceeds this range: achieving a 7–8% annual yield when buying at current market prices is impossible — a substantial discount to the effective district market is required.
5. Liquidity and outlook
– High liquidity both for sales and rentals — in Al Kifaf hundreds of transactions are concluded per quarter, with steady growth in demand driven by new Wasl 1 developments.
– Sales dynamics in Park Views Residences A are stable; the price premium to the district may be sustained over the next 2–3 years due to the project’s newness and high quality.
– The rental market is in a phase of rapid growth, but actual ROI at the final stage remains moderate even at peak rental rates.
Overall conclusion:
Park Views Residences A is a liquid new building in a premium project, currently selling above the district average and being rented out on a very limited scale. For investors targeting a rental yield of 7–8% per annum, the current price level is significantly above the target threshold. In the short term, the dynamics remain more favourable for end-users focused on personal occupancy or long-term capital appreciation than for “rental investors.”
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