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1. Definition of the area and data structure
Actual location: According to DLD, The Quayside building belongs to the Business Bay district and the Business Bay master project. The requested analysis was carried out for two-bedroom apartments.
2. Volume, structure and dynamics of transactions
The DLD database records 36 transactions for two-bedroom (2BR) apartments in The Quayside. These transactions show active sales over the last 4–6 quarters, indicating good liquidity of the project in the primary market (transactions are concentrated in 2024–2025, which is typical for a new, up-to-date development).
Monthly and quarterly dynamics:
– Transactions are recorded in all quarters of 2024 and 2025, with peak activity in Q1 and Q3 of each year.
3. Price per square metre dynamics: building and district
Average prices for 2BR apartments in The Quayside over recent quarters:
– Q1 2024: 27,320 AED/m²,
– Q2 2024: 28,539 AED/m²,
– Q3 2024: 26,500 AED/m²,
– Q4 2024: 29,054 AED/m².
Average level over the last 12 months: 27,375 AED/m² for the building.
For comparison, the average price per m² for similar 2BR apartments in Business Bay:
– Q1 2024: 21,510 AED/m²,
– Q2 2024: 22,978 AED/m²,
– Q3 2024: 22,186 AED/m²,
– Q4 2024: 22,124 AED/m².
Average level over the last 12 months: 22,725 AED/m² for the district.
Thus, transactions in The Quayside are concluded with a noticeable premium to the district’s average market level (around +20% versus the average Business Bay level for 2BR apartments).
4. Rental data and yield (ROI) calculation
As of now, there is no data on actual rental contracts in The Quayside building itself (or within the master project) — no 2BR contracts have been registered in the DLD_rent_contracts system.
Across Business Bay (all residential rentals): more than 80,000 contracts have been concluded, with a stable trend in average annual rent per m²:
– Current average rent per m² over the last 12 months: 1,308 AED/m²/year.
– In 2024, values fluctuated in the range of 1,161–1,258 AED/m²/year (by quarter).
ROI calculation
For two-bedroom apartments in The Quayside:
– Sales are taking place at an average price of 27,375 AED/m².
– Market rent in Business Bay is 1,308 AED/m²/year.
Indicative gross ROI (based on the district, as the closest relevant benchmark):
– ROI = 1,308 / 27,375 ≈ 4.8% per annum.
Taking into account initial transaction costs (DLD, brokers, registration, vacancy losses: ~7% of the purchase price), the effective net yield will be even lower:
– ROI_net ≈ 4.5% per annum.
5. Assessment of the fair price range for an investor
To achieve an annual gross yield of 7–8%, the fair price per m² for an investor should be in the range:
– 1,308 / 0.08 = 16,350 AED/m²,
– 1,308 / 0.07 = 18,686 AED/m².
The actual selling price of new 2BR units in The Quayside (27,375 AED/m²) significantly exceeds this range. To reach a 7–8% yield, either a notable downward price correction (by 30–35%) or a substantial increase in the rental market would be required.
6. Liquidity and outlook
Transactions for 2BR units are actively taking place, the building is new, and its liquidity is characteristic of the primary market. However, a substantial premium to the district is already priced in — and at the current rental market level, an investor buying now can expect a net yield of no more than 4.5–5% per annum (assuming no rental growth or capital gains in the coming years).
To achieve an investment-justified price and a 7–8% yield, a different balance between sale prices and rents is needed, or the creation of a unique level of premium product quality above the district average. Under current conditions, Quayside is more a product for end-users or buyers expecting long-term capital appreciation, rather than for investors focused on rentals and current cash flow.
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