ROI analysis of apartment in PRIME VIEWS: DLD data and real deals

1. Definition of the area and data structure

The official location of the PRIME VIEWS building according to DLD: Nad Al Shiba First district, Meydan Racecourse Community master project.
The analysis is based on 1-bedroom apartments (1BR), using only transactions and rental rates backed by confirmed DLD deals.

2. Turnover and liquidity

In total, around 289 apartment transactions in PRIME VIEWS have been recorded in DLD. For 1BR transactions alone, there has been a consistently solid deal volume almost every quarter since 2020 (from 2–7 up to 40+ deals in peak quarters, especially in 2021). Sales-market liquidity is high for this segment.

For rentals: since 2021, PRIME VIEWS has consistently shown 10–25 new contracts per quarter (sometimes more than 20), confirming strong demand from both end-users and tenants. The wider district also demonstrates a stable contract flow (regularly >15 deals per quarter).

3. Dynamics of average purchase price

Average price per m² for 1-bedroom apartments in PRIME VIEWS according to DLD:

2020: 11,200–13,000 AED per m².
2021–2022: range of 10,700–12,200 AED per m².
2023: growth to 14,200 AED per m² (the peak was in Q1 2023).
Over the last 12 months, based on DLD transactions, the average price for 1BR units was 13,327 AED per m².

For comparison: across all apartments in Nad Al Shiba First, the average price per m² over the last 12 months is significantly higher: 18,878 AED per m². Until 2023, the district traded in the 10,000–12,500 AED range, but from late 2023 a clear increase has been recorded (>17,000–20,000 AED per m² by the end of the available data).

PRIME VIEWS is currently 30–35% cheaper than the district benchmark.

4. Dynamics of rental rates

For PRIME VIEWS:

In 2021–2022, the average rental rate was 730–870 AED/m² per year.
In 2023, rates reached ~970 AED/m², and in 2024 they exceed 1,040–1,100 AED/m² (quarterly dynamics show further growth in the latest quarters).
Average rate according to DLD over the last 12 months: 1,104 AED/m² (for the entire building, without narrowing down to 1BR only).

For Nad Al Shiba First:

In 2022: a typical level of 650–710 AED/m².
In 2023: steady growth to 810 AED/m².
In 2024, the average level is already 925–1,018 AED/m², which is lower than in PRIME VIEWS.
Over 12 months for the district: 995 AED/m² per year.

PRIME VIEWS consistently rents above the district’s average market level — with an advantage of around 10% (over the last 12 months).

5. ROI and investment fair value

ROI calculations are based only on data from the last 12 months:

— For PRIME VIEWS:

Average market purchase price: 13,327 AED/m².
Average rent: 1,104 AED/m².
Gross ROI (before expenses): 8.3% per annum (1,104 / 13,327).
Adjusted ROI taking into account standard initial costs (7%): around 7.8% per annum (roughly: ROI_gross / 1.07).

— For Nad Al Shiba First:

Average market purchase price: 18,878 AED/m².
Average rent: 995 AED/m².
Gross ROI: 5.3% per annum.
Net (including costs): around 5.0%.

Indicative range of investment fair value targeting 7–8% per annum (for PRIME VIEWS):

By the formula [rental rate / 0.08 ; rental rate / 0.07]: 13,800–15,800 AED/m². The current market is slightly below this corridor, which indicates a good investment potential, especially if rental rates continue to grow.

For the district, a similar fair-value corridor per m² is 12,400–14,200 AED, while the market has already moved far above it. Therefore, a new purchase of a typical unit at the district’s average price is significantly less attractive in terms of yield.

6. Outlook and conclusions

PRIME VIEWS was initially positioned slightly below the district in terms of price, but now, due to rising rental rates, these apartments look more attractive from a yield perspective.
The price per m² in the building remains below the district benchmark, while the rental rate is higher, resulting in a very competitive level of returns.
Transaction and rental volumes are consistently high: the building is in demand among investors, end-users and tenants, which confirms its liquidity even in a correcting market.
New buyers should optimally target the 13,800–15,800 AED/m² corridor as a fair price for an investor aiming for a 7–8% annual yield.
For current owners (given the wider district market), there is a chance of further price growth if the district continues to appreciate, but the spread is already narrowing, and PRIME VIEWS in its segment is an optimal value-for-money play.