ROI analysis of apartment in Pearls by Vision: DLD data and real deals — 28.12.2025

1. Definition of the area and data structure

Actual location: Pearls by vision is located in the Nadd Hessa area, with Silicon Oasis as the master project, according to DLD data.

There are 172 registered sale transactions for Pearls by vision. In the 2-bedroom segment over the past 24 months, there has been stable market activity. For rentals, there are no current contracts in the building itself; rental market analysis is only possible at the Nadd Hessa area level.

2. Liquidity of the property and the area

At the building level, Pearls by vision has recorded at least 43 transactions for 2-bedroom apartments just in 2024–2025 (current and previous year). In Nadd Hessa, hundreds of transactions for this apartment type take place annually, indicating high market liquidity. For rentals in Nadd Hessa, there have been over 16,000 residential apartment contracts in the last 12 months, confirming stable demand and high turnover.

3. Price dynamics over 3–5 years

Price per m² in Pearls by vision (2-bedroom apartments):
— Over the last 12 months, the average price was about 11,350 AED/m² (15 transactions).
— By recent quarters: 10,616–12,240 AED/m² (2024–2025).

For comparison, in Nadd Hessa the average price per m² for 2-bedroom apartments shows confident growth:
— 13,723 AED/m² over the last 12 months (741 transactions).
— Two years ago, the level was around 7,300–8,800 AED/m²; the price growth rate in the area over 2 years exceeded 55–70%.

4. Rental dynamics

At the building level, Pearls by vision has no current rental contracts for 2-bedroom apartments in DLD (which is often the case for new or recently handed-over properties). Rental data is available only for Nadd Hessa:
— Average annual rental rate over the last 12 months in the area: 730 AED/m² (16,860 contracts).
— Over the past 3 years, rental rates in the area have increased by roughly 40% (2021: ~475 AED/m², 2024: ~730 AED/m²).
— Quarterly dynamics over the last year: growth from ~630 to ~730 AED/m².

5. Comparison of current levels for the building and the area

The purchase price in Pearls by vision (2-bedroom units) is 17% below the Nadd Hessa area average for the last 12 months (11,350 vs 13,720 AED/m²). This signals potential investment appeal for a buyer, provided that rental rates in the building can reach the typical area level.

6. Yield and fair price

Due to the absence of recent rental contracts in Pearls by vision, an accurate yield calculation for the building is not possible, so we rely on average figures for Nadd Hessa:
— Gross yield (ROI) in the area: 5.3% per annum (730 / 13,720).
— Taking into account standard entry costs (7–8%): net yield (ROI net) is about 4.9–5.0%.

Based on area-level rents, the “fair” purchase price for a target yield of 7–8% would be 9,100–10,430 AED/m² (730 / 0.08; 730 / 0.07). The current price in the building is 8–25% above this range, which is typical for a rising market dominated by capital-gain investors rather than a traditional buy-to-let model.

7. Outlook and conclusions

The Nadd Hessa market, where Pearls by vision is located, demonstrates high liquidity in both sales and rentals, as well as a pronounced upward trend in prices and rental rates over the past 3 years. Pearls by vision, thanks to its noticeable discount to the area market price and proximity to initial launch levels, looks attractive against the backdrop of overall area growth. For buyers focused on quick resale or capital appreciation, the potential is strong. For investors targeting stable rental yields of 7–8%, current purchase levels in the building require either future rental growth or securing a significant discount to today’s price.