Skip to content
1. Definition of the area and data structure
Actual location: The Quayside building is located in Business Bay, and the master project is the same (Business Bay). The report includes only transactions for 2-bedroom apartments (2BR type), as confirmed by the DLD transaction database.
2. Sales volume and dynamics for The Quayside (2BR)
In total, 34 transactions with 2-bedroom apartments in The Quayside have been registered. The transactions cover several quarters of 2024 and 2025 (clearly off-plan analytics, with construction nearing completion). The average price per square metre for these transactions over the last 12 months amounted to 27,382 AED/m².
Quarterly dynamics of the average price per square metre:
– 2024, Q1: 27,321 AED/m² (12 transactions)
– 2024, Q2: 28,539 AED/m² (3 transactions)
– 2024, Q3: 26,500 AED/m² (10 transactions)
– 2024, Q4: 29,054 AED/m² (2 transactions)
– 2025 by quarters: range of 26,800–27,350 AED/m² (7 transactions in total)
The 12‑month average price per m² in the building exceeds the area level by 20% (Business Bay: 22,764 AED/m² for comparable 2BR transactions).
Transactions are consistently present in every quarter, but the volume is limited, which is typical for a single tower and the launch phase of sales.
3. Comparison with Business Bay
In Business Bay, the 2-bedroom apartment market is characterised by established liquidity: in each quarter of 2022–2024 there were 400–600 transactions for 2BR units alone. Over the last 12 months, the average price in the area is 22,764 AED/m², which is 20% lower than in The Quayside.
Area dynamics:
– 2022: growth from 15,800 to 21,000 AED/m²
– 2023: range of 18,600–22,600 AED/m²
– 2024: 21,900–22,950 AED/m²
The 3‑year growth is around 45%, but the growth rate slowed noticeably in 2024.
4. Rental market analysis
According to DLD data, there are no recorded rental contracts for 2-bedroom apartments either in The Quayside or directly within the Business Bay master project — most likely the building is still under construction or has only just started to be occupied, and operational leasing has not yet entered the market.
At the area level (Business Bay, all residential apartments), 15,802 rental contracts for apartments of all types have been concluded over the last 12 months. The average annual rent per square metre in Business Bay is 1,295 AED/m².
Dynamics of average rent in the area:
– 2022: 800–940 AED/m² by quarter
– 2023: sharp growth from 1,000 to 1,300 AED/m²
– 2024: stabilisation at 1,160–1,259 AED/m²
– 2025: no visible decline; in the last quarter — 1,374 AED/m²
5. Current yield and ROI benchmarks
Since there are no actual rental contracts for The Quayside or directly for the master project, it is impossible to calculate ROI for the building without confirmed DLD rental rates. Therefore, only the area-level ROI is provided:
– Area price per m² over the last 12 months: 22,764 AED/m²
– Average rent per m² in the area: 1,295 AED/m²
– The most straightforward calculation of gross yield for the area (if rented at the average rate): 1,295 / 22,764 = 5.7% per annum (gross).
– Adjusting for transaction costs (~7%), the “net” yield will be around 5.3–5.4% per annum.
To achieve a typical investor yield of 7–8% per annum, the fair purchase price (benchmark) based on area rental rates should be in the range of 16,200–18,500 AED/m² (rent/0.08 – rent/0.07). The current level in The Quayside based on transactions is 50–70% above this benchmark (construction premium or investor expectations), which is typical for new buildings, especially off-plan in Business Bay.
6. Liquidity and conclusions
Business Bay is an area with high liquidity and straightforward entry and exit strategies. The volume of 2BR transactions is in the hundreds per quarter, and rental demand is stable, with average annual rent growth of more than 30% over the last 2 years; growth has now slowed.
The Quayside is clearly being sold at a noticeable premium to the area, including as a new development with strong expectations regarding status and quality. However, there are currently no rental contracts for the building; the real market rental rate for similar 2BR units will need to be rechecked in summer 2024 — using actual Ejari contracts from the first wave of occupancy.
An investor targeting a yield above 7% per annum must factor in the premium entry level in The Quayside: the actual ROI in the near term will be significantly lower than for completed buildings in the area. For end-users (not focused on rental business) this difference is not critical; for speculative resale, the upside remains driven by the new-build status.
Related Articles
- ROI analysis of apartment in Rimal 1: DLD data and real deals
- How to sell an apartment in Dubai in Noura Tower – analysis 2025
- ROI analysis of apartment in Beach Mansion: DLD data and real deals
- ROI analysis of apartment in Quayside: DLD data and real deals
- How to sell an apartment in Dubai in Residence 110 – analysis 2025
