1. Definition of the area and data structure
Actual location: according to Dubai Land Department (DLD), Pearls by vision is located in the Nadd Hessa area, within the Silicon Oasis master project.
The database contains 173 registered sales transactions in this building, all marked as a separate building with an exact name match, which allows for address-level analysis at the building level. For rental analysis, data is also available for this project (“project_name_en = ‘Pearls by vision’”).
2. Liquidity and demand volume analysis
Over the past 12 months, 69 apartment sale transactions have been recorded in Pearls by vision (various sizes, with deals gravitating towards handover of completed or near-handover units). This is a very high figure for a residential complex of this scale and indicates strong liquidity in the off-plan/young building segment.
In Nadd Hessa over the same period, 3,893 apartment transactions were registered (for apartments with acceptable sizes of 10–1,000 m²), confirming stable activity and strong demand in this segment of Dubai Silicon Oasis.
A similar picture is seen in rentals: over the last year, 46 lease contracts with valid parameters (residential property, sufficient size and amount) were concluded in this building, and 13,920 contracts in Nadd Hessa overall. This also confirms high rental liquidity both for the asset itself and for the wider area.
3. Average price per square metre dynamics: Pearls by vision and Nadd Hessa
Average price per m² in Pearls by vision (last 4 quarters):
– 2025 Q4: 12,032 AED/m² (47 transactions)
– 2025 Q3: 12,239 AED/m² (19 transactions)
– 2025 Q2: 11,925 AED/m² (2 transactions)
– 2024 Q4: 11,196 AED/m² (59 transactions)
– 2024 Q3: 10,577 AED/m² (44 transactions)
The dynamics for Nadd Hessa over the same period show higher but more volatile values:
– 2025 Q4: 14,443 AED/m² (1,191 transactions)
– 2025 Q3: 15,422 AED/m² (1,282 transactions)
– 2025 Q2: 16,044 AED/m² (1,270 transactions)
– 2024 Q4: 11,703 AED/m² (807 transactions)
– 2024 Q3: 9,880 AED/m² (618 transactions)
Overall, Pearls by vision trades at a pronounced discount to the area: the average price per m² over the last 12 months was 12,100 AED/m² for the building versus 15,200 AED/m² for Nadd Hessa (a discount of around 20%).
4. Rental rate dynamics
Average annual rental rate in Pearls by vision (last 3 quarters):
– 2025 Q4: 953 AED/m²/year (37 contracts)
– 2025 Q3: 979 AED/m²/year (6 contracts)
Average annual rent in Nadd Hessa over the same period:
– 2025 Q4: 754 AED/m²/year (4,101 contracts)
– 2025 Q3: 733 AED/m²/year (4,785 contracts)
In terms of rental rates, Pearls by vision shows a premium to the area average: the average rent is 958 AED/m²/year for the building versus 738 AED/m²/year for the area (a premium of almost 30%).
5. ROI (yield) and “fair price” analysis
– Over the last 12 months, the average purchase price in Pearls by vision was 12,100 AED/m², with an average rent of 958 AED/m²/year.
– This gives an estimated gross yield (ROI_brutto) for the building of 7.9% per annum.
– For the area, ROI_brutto is 4.9% (738/15,198), which is noticeably lower than for the building itself.
– After adjusting for transaction costs (7–8% entry costs: DLD, broker, registration, vacancy, etc.), the net yield (ROI_net) for the building will be in the range of 7.3–7.4% per annum, which is above typical benchmarks for the area.
The fair purchase price range for an investor targeting a 7–8% annual yield for this building is: 958 / 0.08 = 11,975 AED/m² (for 8%) and 958 / 0.07 = 13,686 AED/m² (for 7%). The current price over the last 12 months — 12,100 AED/m² — lies within this range, meaning the premium/discount is minimal and entry at these levels matches the required yield.
6. Conclusions and outlook
Pearls by vision is a liquid residential complex with strong demand both for sales and rentals. According to DLD data, liquidity in this building is significantly above the area average, while the purchase price discount versus Nadd Hessa is substantial, creating a yield buffer for investors.
Analysis over the last 3–5 years shows rapid price growth, especially in 2023–2025 against the backdrop of new phases being launched or handed over. Rental rates in the building are consistently above the area average, reflecting strong demand for new stock and the contemporary product offered by the complex.
Over a 3–5 year horizon, the price growth potential is somewhat constrained by the current yield level: at today’s prices and rents, the yield is already in the equilibrium investment range of 7–8% net per annum, which is a competitive proposition in the Dubai context. For active investors, two strategies are relevant: holding for rental income or selling at current market levels close to “fair” value for new investors.
The speculative upside for further price growth is limited: pushing the price above 13,500 AED/m² would drive ROI below 7%, which would then require expectations of strong rental growth or an additional location premium. Across Nadd Hessa as a whole, yields are lower — most buildings trade significantly higher on a per‑m² basis while typical rents are lower. Thus, Pearls by vision looks more attractive than the area average as an asset for rental income or resale to a medium‑term investor.
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