ROI analysis of apartment in Quayside: DLD data and real deals — 26.11.2025 — 26.11.2025 — 26.11.2025

1. Definition of the area and data structure

Actual location: According to DLD records, the current building is named The Quayside and is located in Business Bay (matching both area_name_en and master_project_en). The analysis is based specifically on records for this building and this district.

Data structure and volumes: The DLD database contains 111 sales transactions for apartments in The Quayside, filtered analytically as “1 b/r” (one-bedroom apartments), covering all quarters of recent years. For rentals in this building and its master project, there are no recorded rental contracts for 1BR — or for The Quayside at all — in the available DLD data. Further analysis of rental rates and yields is therefore only possible at the district level (Business Bay).

2. Transaction and price dynamics for 1BR in The Quayside and Business Bay

There have been consistently strong transaction volumes for The Quayside throughout 2024 (from 5 to 21 deals per quarter), with the average price per square metre holding at 25,600–26,400 AED/m², without clear dips or spikes, which indicates stable investor demand. Quarterly dynamics for 1BR apartments in Business Bay show growth in the average price over recent years: from 14,600 AED/m² (Q4 2020) to 23,500–25,700 AED/m² (2024–2025), with very high liquidity (1,000–1,500 transactions per quarter just for 1BR units).

The average price per square metre for 1BR transactions in The Quayside over the last 12 months is approximately 25,130 AED/m², while for Business Bay as a whole it is 24,360 AED/m². Thus, The Quayside is selling at a moderate premium to the district average (~3%).

3. Rental market and liquidity

For The Quayside and its master project, there are no 1BR rental contracts in DLD — the project is new, and the first wave of leasing has not yet been reflected at scale in the DLD registry. Rental transactions are being recorded in volume only at the district level.

In Business Bay, over the last 12 months more than 8,000 tenants have been registered across all apartments. The average annual rental rate per m² (based on actual registered DLD contracts, all apartments) is 1,295 AED/m². The district’s recent quarterly dynamics are as follows: since 2022, the rate has grown from 805 to 1,300+ AED/m²; in 2024 the average level has remained in the 1,160–1,250 AED/m² range by quarter, confirming steady tenant demand.

4. Yield and fair price range

Since there is no DLD rental data for the building itself, ROI is estimated using the average indicator for Business Bay:

– Average purchase price per m² (1BR) over 12 months: 24,360 AED (district), 25,130 AED (The Quayside).
– Average rent per m² (category “apartment”, all sizes): 1,295 AED (district).
– Approximate gross yield (before taxes/costs) for the district: 5.3% per annum (1,295 / 24,360).
– For a purchase in The Quayside: yield of about 5.2% per annum (at a price of 25,130 AED/m²).
– Net yield (including 7–8% entry costs): 4.8–4.9% per annum (7–8% below gross due to DLD fees and related expenses).

Formally, to secure a target yield of 7–8% per annum at current district rental rates, the “investor-fair” purchase price range is 16,200–18,500 AED/m² (calculation: 1,295 / 0.08 = 16,187 AED, 1,295 / 0.07 = 18,500 AED). The actual market level is 35–45% above this corridor.

5. Liquidity and prospects

Business Bay is one of Dubai’s most liquid districts, with consistently high transaction volumes across all apartment types (more than 1,000 1BR transactions in a single quarter) and strong rental demand. The Quayside is selling slightly above the district average, but without sharp deviations. Price and rental growth in the area continues, but the pace of price growth has started to slow over recent quarters. The calculated yield for a buyer is currently well below the “investment-fair” benchmark of 7–8% per annum: at current prices, achieving such an ROI is only possible with a noticeable discount or with a strong increase in rents. The option is attractive for those who prioritise location and brand reliability over maximising current yield.

6. Key takeaways

– For 1BR in The Quayside there is effectively no rental market yet (insufficient DLD contracts), so yield analysis is carried out at the Business Bay district level.
– The building is selling at a moderate 2.5–3% premium to the district.
– The analysis confirms high liquidity and demand for the location, but current prices imply an ROI of 5.2–5.3% (gross), 4.8–4.9% (net) for investors.
– Market prices are 35–45% above the “investment-fair” benchmark for a 7–8% yield; either price correction or a substantial increase in rental rates is required to reach aggressive yield targets.
– District liquidity and dynamics remain attractive, but this premium building is positioned as a moderate, conservative-yield instrument rather than a maximum cashflow asset.