1. Definition of the area and data structure
Actual location: according to DLD, PLATINUM RESIDENCE 2 is located in the Nadd Hessa area within the Silicon Oasis master project. The analysis is based on these attributes, as confirmed by the DLD transaction database.
In the DLD_transactions table, 77 sales are registered for the building, but no transactions were found specifically for 1-bedroom units (1 b/r) — activity is recorded mainly at the level of the entire building with different apartment types. For rentals in PLATINUM RESIDENCE 2, 226 annual contracts have been recorded in recent years, which allows us to analyse the building based on the full sample (without breaking it down by unit type).
2. Dynamics of transaction volume and liquidity
Sales in PLATINUM RESIDENCE 2 are recorded every year with stable activity: the most active years are 2024 (26 transactions) and 2025 (11 transactions including future contracts, which are not used for valuation purposes). The most active quarters over the last 2 years were Q2 and Q4 2024 (15 and 3 transactions respectively). This volume indicates that the asset is liquid and attracts consistent buyer interest.
3. Dynamics of the average price per square metre
Over the past 3 years, there has been a steady increase in the average price per square metre:
– Over the last 12 months, the average price for the building (PLATINUM RESIDENCE 2) amounted to 9,805 AED/m².
– For comparison, the average for Nadd Hessa over the last 12 months is 15,057 AED/m², which is 53% higher and shows that this building is legally positioned in the more affordable segment relative to the area as a whole.
– By quarters for the building: from Q1 2023 to Q4 2024, prices per m² increased from ~7,400 to 8,200–9,500 AED/m²; individual transactions in 2025–2026 are higher (but future deals should not be used for comparison).
– The area shows a more pronounced growth: from ~7,300 AED/m² (Q4 2023) to 8,600–9,900 AED/m² (Q1–Q3 2024), with a further increase to 11,500+ AED/m² by the end of 2024.
The area market is appreciating faster than PLATINUM RESIDENCE 2, and the price gap can be explained by the specific characteristics of the stock in this building.
4. Analysis of rental rates
For PLATINUM RESIDENCE 2, the average annual rental rate per m² over the last 12 months was 709 AED/m². In Nadd Hessa this figure is slightly higher at 737 AED/m².
The dynamics of rental rates for the building show steady growth: from Q4 2022 to Q4 2024, values increased from 550–580 AED/m² to 700–790 AED/m²; in the area, growth rates are similar: from ~540–625 to 675–730 AED/m². Tenant activity is high: the building records about 6–11 new contracts per quarter, while the area records thousands of contracts, indicating strong demand.
5. Comparison of current purchase and rental levels (12 months)
– PLATINUM RESIDENCE 2:
– purchase price — 9,805 AED/m²,
– average rent — 709 AED/m² per year,
– the number of sales and contracts is sufficient for robust conclusions.
– Nadd Hessa:
– purchase price — 15,057 AED/m²,
– rent — 737 AED/m² per year.
The building is significantly cheaper than the area, with a difference of more than 40%. Rental rates are only slightly below the area average.
6. ROI and fair price range for an investor
Gross yield (ROI) over the last 12 months:
– For the building: 709 / 9,805 = 7.2% per annum.
– For the area: 737 / 15,057 = 4.9% per annum.
Taking into account transaction costs (7%), the effective net yield for the building is closer to 6.6–6.7%, and for the area to around 4.5–4.6%. This is within the average range for the market.
Investment fair price range for an investor targeting 7–8% per annum (for the building):
– 709 / 0.08 = 8,862 AED/m² (minimum, at 8%),
– 709 / 0.07 = 10,128 AED/m² (maximum, at 7%).
The current price level for the building (9,805 AED/m²) lies exactly within this calculated range, which makes it attractive for an investor expecting a 7–8% ROI, given the confirmed market rental rates.
7. Conclusions
PLATINUM RESIDENCE 2 is one of the most budget-friendly buildings in Nadd Hessa in terms of sale prices, while rental levels are only slightly below the area average. The volume of sales and rental contracts clearly indicates high liquidity. Market dynamics for this segment are positive, and a yield of around 7% for the owner is quite achievable. For an investor focused on relatively high returns with a limited budget, this asset appears well-justified and balanced.
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