ROI analysis of apartment in Platinum by vision: DLD data and real deals

1. Definition of the area and data structure

Actual location: According to DLD, the building Platinum by vision belongs to the Wadi Al Safa 2 area, master project Liwan1. The building name fully matches the DLD database. There is sufficient data in the database for both sales (138 transactions) and rentals (36 lease contracts over the last 12 months for the entire building, although the sample for 1BR over the last year turned out to be empty).

2. Activity and liquidity

In the 1-bedroom apartment (1BR) segment over the last 2 years (2024 and 2025), Platinum by vision recorded a total of 87 transactions, which indicates good liquidity for a new building — about 30–45 sales per year. Transaction volumes remain consistently high, with no signs of market stagnation.

Rentals: over the last 12 months, 36 actual rental contracts (for all apartment types) have been registered in the building. This confirms that the property is handed over and there is stable rental demand in the market.

3. Price per square meter dynamics

For the building (Platinum by vision, 1BR only):
– The average sale price per m² over the last 12 months was about AED 9,850.
– Quarterly dynamics: starting from Q3 2024 — from AED 9,700 to 10,400 per m², with peak values in winter 2024/2025 and a slight decline in Q2–Q3 2025.
– Overall, prices in the building are fairly stable (flat to a slight decrease in recent months).

For Wadi Al Safa 2 (all buildings and residential flat types):
– Over the year, prices increased from AED 8,700–10,200 per m² (early 2024) to AED 12,300–14,500 per m² (by quarters of 2025), peaking at AED 14,500 per m².
– The 12‑month area average is significantly higher: about AED 13,580 per m² versus AED 9,850 per m² in the building under review for 1BR.

Conclusion: Platinum by vision (1BR) is trading noticeably below the Wadi Al Safa 2 area average by ~27%. This is driven both by the “entry” effect of a new project and by the specifics of layouts/micro-location.

4. Rental dynamics and levels

Rent per m² for the building (all apartments):
– The average contractual annual rent for the building over the last 12 months is approximately AED 870–880/m²/year.
– For 1BR specifically, the sample for the last year is zero (either such deals were not recorded or were coded differently). Therefore, the current “building-level” rate is a mix across all units.

Rent in Wadi Al Safa 2:
– The average level for the area over the last 12 months is about AED 743/m²/year.
– Area dynamics show growth: from AED 620/m² at the beginning of 2024 to AED 750/m² in the first half of 2025.

Bottom line: Platinum by vision rents at a premium to the area average (870 vs 743 AED/m²/year), which is typical for new buildings and also indicates strong demand for new product and good conversion into tenants.

5. ROI (yield) and fair price

– Indicative gross yield for an investor (gross ROI) for the building: 870 / 9,850 ≈ 8.8% per annum (based on actual deals over the last 12 months).
– A similar metric for the area: 743 / 13,580 ≈ 5.5% per annum.
– Net yield after transaction-related costs (taxes, commissions, vacancy — in total about 7%) for Platinum by vision is in the range of 8.2–8.4% per annum (decreasing proportionally as “net” investment outlay increases).

“Fair price” for a buy-to-let investor targeting a 7–8% yield:
– For the building: the price range per m² that delivers 7–8% gross yield is AED 10,900–12,400/m² (i.e. a reasonable upside from the current level of AED 9,850/m²).
– For the area: the fair price range is below the current market (AED 9,300–10,600/m² versus the average deal at AED 13,580), which confirms a clear compression of yields when buying at the area’s average price.

Comparative analysis: for tenants, the building commands a rental premium versus the area; for a buyer/investor, entry below the “area” price secures a yield even above the 7–8% target range. The project looks attractive for rental-focused investment.

6. Outlook and risks

– Liquidity is high: transaction and rental volumes allow for a quick exit to cash both on sale and on lease.
– Rental rate dynamics in the area are positive, new residential stock is in demand; there has been no significant price decline in recent quarters.
– The discount to the wider market on resale may persist for another 1–2 years, but as the reputation of the residential complex strengthens and surrounding development matures, this discount is likely to narrow.

Conclusion: Platinum by vision is a specific case of fresh apartment supply with an attractive entry price, significantly below the established area market. Investment yield is high with low risk of prolonged vacancy or inability to lease. For a long-term investor targeting a 7–8%+ return, the entry price at current deal levels is more than sufficient.