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

1. Definition of the area and data structure

Actual location: According to DLD data, the PRIME VIEWS building is unequivocally attributed to the Nad Al Shiba First district and the Meydan Racecourse Community master project. The analysis uses only validated filters by building name and district from the database of actual transactions.

Data structure: For PRIME VIEWS, 287 DLD transactions have been recorded for residential apartments (“Unit”, “Flat”), with the bulk of sales in the 30–200 m² range (studios and small to mid-size apartments). For rentals, 384 active contracts have been identified for the Prime Views project. For comparison, a cut for the Nad Al Shiba First district has also been used.

2. Liquidity and demand
The transaction volume for PRIME VIEWS is quite high for a new building: the average number of deals per apartment allows us to speak of stable liquidity, with market-average transaction dynamics and no demand slumps in individual quarters. Rental activity also shows a steady conversion of listed units — 79 contracts have been registered over the past 12 months, confirming the building’s active use in the rental market.

3. Purchase price dynamics (price per m², 5-year history)

From 2020 onwards, the average sale price per m² for apartments in PRIME VIEWS fluctuated between 11,100 and 14,200 AED/m², rising to current levels. On a quarterly basis over the past 2 years, prices have stabilized in the 13,000–13,800 AED/m² range.

In Nad Al Shiba First, growth has been more pronounced: since 2020, the district’s average price has increased from ~9,300 to ~19,000 AED/m² over the last 12 months. Prime Views is currently priced slightly below the district’s average, which can be positioned as an investment advantage for yield-focused buyers.

4. Rental dynamics (rental rate per m², history)

The average annual rental rate for PRIME VIEWS over the past 12 months was 1,085 AED/m², based on 79 active contracts. Rental dynamics show steady growth: since 2021, the rate has increased by more than 40%, with a particularly notable jump after 2023 (to 1,000–1,100 AED/m² in new contracts).

In Nad Al Shiba First, the average rate over the past 12 months is slightly lower at 989 AED/m². At the same time, the total rental transaction volume in the district is much higher than in the project, confirming high liquidity and strong investment interest in Nad Al Shiba First.

5. Comparison of building and district levels (comparative analysis)

– Average sale price per m² over the past 12 months:
– PRIME VIEWS: 13,252 AED/m² (41 transactions)
– Nad Al Shiba First: 18,900 AED/m² (657 transactions)
Thus, PRIME VIEWS is trading at roughly 30% below the district’s average price, which is a strong signal for potential investors.

– Average annual rent per m² over the past 12 months:
– PRIME VIEWS: 1,085 AED/m² (79 contracts)
– Nad Al Shiba First: 989 AED/m² (2,129 contracts)
In terms of rent, PRIME VIEWS maintains a small premium to the district.

6. Yield calculation and analysis (ROI)

– Gross yield for PRIME VIEWS (last 12 months):
ROI_brutto = 1,085 / 13,252 ≈ 8.19%
– Gross yield for Nad Al Shiba First:
ROI_brutto = 989 / 18,900 ≈ 5.23%

Taking into account typical entry costs (around 7% of the purchase price), the net yield (ROI_net) for PRIME VIEWS is estimated at ~7.6% per annum, which exceeds both the district and the broader Dubai benchmark for new quality buildings.

– Assessment of the “fair price range” for an investor targeting a 7–8% yield:
For PRIME VIEWS:
– Lower bound (8%): 1,085 / 0.08 = 13,563 AED/m²
– Upper bound (7%): 1,085 / 0.07 = 15,500 AED/m²
The actual transaction price (13,252 AED/m²) is 1.5–2% below the lower bound of the calculated range, making the current price level objectively fair and investment-attractive. A price increase to 14,000–15,000 AED/m² would not push yields below 7%, assuming stable rents and occupancy.

7. Liquidity and investment outlook

PRIME VIEWS demonstrates:
– stable liquidity in both sales and rentals;
– steady growth in both rental rates and average transaction prices;
– a yield premium versus district benchmarks;
– an optimal position within the district (a price layer between entry-level affordability and the upper segment of the Nad Al Shiba First market).

For an investor seeking a predictable rental income stream and capital appreciation potential, PRIME VIEWS stands out as one of the most balanced and transparent options in its current market segment.