1. Definition of the area and data structure
Actual location: according to DLD, the Pearls by Vision building is located in the Nadd Hessa area, within the Silicon Oasis master project. There are 172 purchase transactions recorded for this building, all normalized by DLD under the name “Pearls by vision”. There is no rental data either for the building itself or for the master project (Silicon Oasis) — this is typical for new buildings and off-plan projects; rental analysis can only be carried out at the Nadd Hessa area level.
2. Sales analysis
Transaction dynamics and liquidity: The main volume of transactions for this building falls in 2024–2025 (around 20–35 deals per quarter, which is high activity for a single building). This indicates a clear peak in project handover and strong demand from early buyers.
Price dynamics in the building: Average price per m² for 1-bedroom apartments:
– Q3 2024: ~10,740 AED/m²
– Q4 2024: ~10,900 AED/m²
– Q1 2025: ~13,014 AED/m²
– Q3–Q4 2025: 11,300–11,700 AED/m²
Dynamics for Nadd Hessa: The area shows a gradual increase in average price per m² from 7,000–8,500 AED/m² (2020–2023), moving into the 11,800–15,500 AED/m² range in 2024–2025. The growth in 2024–2025 is particularly pronounced against the backdrop of new project deliveries.
Comparison with the area: Over the last 12 months, the average price per m² for 1-bedroom units in Pearls by Vision has been 11,430 AED/m², while for the area as a whole it is 14,530 AED/m². Thus, transactions in this building are taking place significantly below the current average market level of the area (-20–25%), which likely reflects early-stage pricing and an attractive entry point for buyers.
3. Rental analysis
There is currently no DLD database information on rental contracts within Pearls by Vision or the Silicon Oasis master project — most likely, the building has not yet fully entered the primary rental market. This is typical for new projects at an early handover stage.
The average rental rate in Nadd Hessa over the last 12 months is 730 AED/m² per year, with quarterly levels fluctuating between 630 and 770 AED/m². A clear increase in rental rates has been observed since 2022, when the area was at 500–540 AED/m².
4. Yield and fair price
ROI (rental yield) can only be estimated at the Nadd Hessa area level, as there are no confirmed DLD contracts within the building or the master project:
– Gross yield for the area: 730 / 14,530 ≈ 5%. This is the current average figure for residential apartments in the surrounding market.
– Net yield, taking into account initial costs (7% entry expenses): ~4.7%.
For an investor targeting a 7–8% annual return, the fair “investment entry” price for this area is 9,100–10,400 AED/m² (calculation: 730 / 0.08; 730 / 0.07). Actual transactions in Pearls by Vision have taken place even slightly below this “investment” threshold; however, it is too early to give a definitive assessment, as rentals in this building have not yet started.
5. Overall conclusions and outlook
Pearls by Vision shows high liquidity at the handover stage and is trading at a noticeable discount to the Nadd Hessa market when comparing prices for 1-bedroom apartments. There is no information on rental rates yet, which is typical for buildings in the early phase of handover — the first contracts usually appear 6–12 months after active key handover. For the area as a whole, yield over the last 12 months is around 5% gross, and less than 5% net (taking entry costs into account). The 3–5 year outlook for an investor can be assessed as moderately positive, given the current growth in prices and rents in the location, with potential for income growth as the rental database matures. It is recommended to closely monitor the emergence of the first actual rental contracts within the complex itself.
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