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1. Definition of the area and data structure
The actual location of the PARK VILLE 07 building is confirmed by DLD data: the building is situated in Warsan Fourth and belongs to the master project International City Phase 3. The DLD database records 82 sale transactions directly for this building and 278 rental contracts for the same project, which allows for a sufficiently representative analysis both for the building itself and for the area as a whole.
2. Liquidity and transaction volume
For PARK VILLE 07, stable sales market activity has been recorded since 2020: transactions are distributed across all quarters, with spikes in activity in 2021 and 2025, and deals present right up to the current period. Over the last 12 months, there have been 6 transactions involving 1‑bedroom apartments (1BR) in this building. On the rental market, this building also shows regular activity: at least since 2020, the database contains contracts for every quarter of the year. This indicates steady demand both for purchase and for rent in this building.
3. Price dynamics over 3–5 years: sales and comparison with the area
The average price per square meter for 1‑bedroom apartments in PARK VILLE 07 has varied as follows over different periods:
– In 2020–2022, the average price range was around 5,100–6,100 AED/m².
– In 2023, the price rose to 5,400–6,500 AED/m².
– In 2024, the last quarters show a further increase to 7,100–7,200 AED/m², and in early 2025 — up to 7,900 AED/m².
For comparison, the average price across the entire Warsan Fourth area (apartments, residential stock) was noticeably higher: over the last 12 months it was around 10,570 AED/m², and in a number of quarters it even exceeded 11,000 AED/m², with a clearly upward trend since late 2023.
Thus, even after the recent years’ growth, PARK VILLE 07 is selling at roughly a 32% discount to the area average (7,200 versus 10,570 AED/m² over the last 12 months).
4. Rental: current rates and dynamics
The rental data allows us to plot the dynamics of the average annual rate per m²:
– In 2020–2022 — 400–480 AED/m².
– In 2023 — 430–560 AED/m².
– In 2024, rental levels increased significantly to 570–650 AED/m² by quarter; the average figure for the last 12 months is 724 AED/m².
For comparison, in Warsan Fourth the average annual rental rate over the last 12 months was approximately 724 AED/m², which is on par with PARK VILLE 07 in the current period (the building and the area converge to the same average value).
5. ROI and “fair price” for a 7–8% yield
Based on data for the last 12 months:
– The average purchase price for 1BR units in the building is about 7,180 AED/m².
– The average annual rent is 724 AED/m².
The gross yield (ROI_brutto) for the building is: 724 / 7,180 ≈ 10.1% per annum.
Taking into account entry costs (DLD, broker, other fees — totaling 7–8%), the net yield (ROI_net) for a new investor is estimated at about 9.3–9.4% per annum.
Similarly, for the area as a whole, ROI_brutto would be 724 / 10,570 ≈ 6.8%, and ROI_net (adjusted for costs) — about 6.3%.
Based on a target “fair price” for an annual yield of 7–8%, an apartment should be priced between 724 / 0.08 = 9,050 AED/m² (for an 8% yield) and 724 / 0.07 = 10,340 AED/m² (for a 7% yield). The market price of PARK VILLE 07 (7,180 AED/m²) is far below this range, which means the project delivers a significantly higher yield than is typically required for a 7–8% annual investment target in the area. For a buyer, this implies sustained investor demand potential; for a seller, it suggests room to consider price increases without risking a loss of liquidity relative to the wider area.
6. Structural conclusions and outlook
– Liquidity: Transaction volume in PARK VILLE 07 is stable, from 2 to 14 deals in some quarters, with no long idle periods or obvious breaks in activity.
– Price dynamics: Over the past 4 years, the average price of a 1BR has increased by more than 25–35%. However, even now PARK VILLE 07 trades at a substantial discount to the area.
– Rental: A completed building with rental rates at the level of the wider area, as confirmed by similar average values over the last year.
– Yield: In terms of net income, PARK VILLE 07 significantly outperforms the rest of the area — about 9.4% net versus 6.3% net for the area overall.
– For an investor: The asset is attractive for purchase with the aim of renting out (a value‑investor scenario — higher yield and a stable tenant stream).
– For a seller: The current sale prices are significantly below both the area and typical investment ranges, which underpins the high yield; there remains potential for a gradual price increase up to around 9–10 thousand AED/m² (guided by the arithmetical fair price for a 7–8% ROI and actual rental rates).
7. Limitations
All estimates are based on averaged DLD data; they do not guarantee individual returns for a specific apartment or future rental flows, but rather reflect the current situation for the building and the area as a result of systematic processing of sales and rental records.
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