1. Definition of the area and data structure
Actual location: According to the DLD database, the building PEARLZ By Danube is registered in the Jabal Ali First district and is part of the Al Furjan master project. All analytical comparisons are made relative to these administrative units, without attempting to adjust or replace them with marketing names.
Data structure and liquidity: Since 2022, 445 sale and purchase transactions have been recorded for the building, with the main peak in 2022 (268 transactions). The following years show lower but stable activity (2023 — 33 transactions, 2024 — 49 transactions for part of the year, 2025 — 95, likely registered as forward deals). For studio rentals in the building, a substantial database has also been collected: at least 38 registered long-term contracts.
2. Price and rental dynamics
Sale price dynamics per m² (studios):
Building (PEARLZ By Danube): At the stage of active sales in 2022, the average price of studios remained in the range of 13,800–14,000 AED/m², with a temporary decline at the beginning of 2023 (13,059 AED/m²). From mid-2023, a steady growth began: by Q3–Q4 2024 the average price reached 16,900–17,100 AED/m², and 2025 transactions show deals above 17,600–18,700 AED/m². However, data for future periods do not represent the actual current market price.
Jabal Ali First district (studios): The district is more stable and conservative in terms of price dynamics — from 2020 to 2022 prices fluctuated between 9,800 and 11,600 AED/m², and have been steadily growing since late 2022, reaching 15,700 AED/m² over the last 12 months. Price growth in PEARLZ By Danube is outpacing the district.
Rental rate dynamics (per m² per year, studios):
Building: The first data on long-term rentals appeared in 2024, immediately showing rental rates above 1,550–1,685 AED/m² in Q3–Q4 2024. The indicator then remains consistently high — 1,611–1,644 AED/m² in 2025.
District: In Jabal Ali First, the dynamics are noticeably lower. From 2020 to 2023, average studio rental rates did not exceed 820 AED/m², but starting from 2024 they increased to 880–970 AED/m², and in 2025 reached 950–1,039 AED/m². Thus, from the moment of handover, PEARLZ By Danube has been renting significantly above the district level.
Distribution of sizes and prices:
Studio sizes in the building are mainly in the 36–45 m² range. The average price per m² for specific transactions over the last 12 months is 17,220 AED/m² (transaction range — from 12,200 to 22,200 AED/m², with the majority at 13,000–17,000 AED/m²).
The average annual rent for a studio in the building in the current year falls within 1,440–1,800 AED/m² (the bulk of deals — 1,500–1,700 AED/m²).
3. Level comparison and yield assessment
Current average sale price of a studio over the last 12 months:
– For PEARLZ By Danube: 17,220 AED/m².
– For Jabal Ali First: 15,699 AED/m².
Average annual rent per m² over the last 12 months:
– For the building: 1,615 AED/m².
– For the district: 983 AED/m².
Thus, the building is on average 9% more expensive than the district average for studios, while renting out at almost 65% higher.
ROI calculation:
– For the building, gross ROI (ratio of average current rent to typical market price): 1,615 / 17,220 ≈ 9.4% per annum.
– For the district, gross ROI: 983 / 15,699 ≈ 6.3% per annum.
Adjustment to “net” yield, taking into account entry costs (≈7% expenses):
– For PEARLZ By Danube: about 8.8% per annum net.
– For the district: around 5.9% per annum net (for comparable studios).
Market fair price range at a target yield of 7–8%:
– For PEARLZ By Danube: to achieve 7–8% per annum, the “fair price” for an investor is 1,615 / 0.08 = 20,188 AED/m² (7% boundary — 1,615 / 0.07 = 23,071 AED/m²). The current actual price in the building is significantly below these levels — therefore, the potential yield is currently above the average target for the market.
– For the district: the “fair price” range at the same yield is 983 / 0.08 = 12,288 AED/m² (7% boundary — 14,043 AED/m²). Actual transactions are taking place above these values, which is why ROI in most district buildings is lower than in PEARLZ By Danube.
4. Liquidity and outlook
The building functions as a liquid investment product at the completion and handover stage: high transaction density, the emergence of long-term lease contracts, and stable rental demand for studios significantly above the district level. The growth in rents and prices at launch indicates elevated investment interest; however, it is necessary to factor in the potential compression of yields as the market becomes saturated with similar stock.
Over a 3–5 year horizon, one can expect price stabilisation and a gradually slower pace of rental growth compared to the launch peak, but current levels still allow for net yields above the market average (subject to sustained occupancy).
The investment appeal of PEARLZ By Danube for studio rentals at the moment significantly exceeds the district average across all key metrics (price/m², rental rate, ROI). Further dynamics will depend on demand and the pace at which the district is supplied with new residential stock.
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