ROI analysis of apartment in Quayside: DLD data and real deals — 01.12.2025 — 01.12.2025 — 01.12.2025

1. Definition of the area and data structure

Actual location: The Quayside (this is the exact name used in DLD) is located in Business Bay and is part of the master project of the same name. The requested analysis covers 2-bedroom apartments (2BR).

2. Volume and structure of transactions for the building and the area

Since completion, 34 sales of 2-bedroom apartments have been recorded in The Quayside. This volume is sufficient for basic statistics and conclusions on the current market price, dynamics, and range of parameters. For Business Bay, the 2-bedroom segment is very deep — every quarter there are hundreds or even thousands of transactions for this type of property.

3. Dynamics of average prices and ranges by size and total amount

In The Quayside, the price per m² for 2-bedroom apartments has been recorded at 26,500–29,000 AED/m² in 2024–2025, with the 12‑month average at around 27,080 AED/m². In Business Bay, comparable units are selling at an average of 22,825 AED/m² (12‑month average). The Quayside premium to the district’s average level for 2BR is approximately 18%.

The size of 2-bedroom apartments in Quayside ranges from 128.6 to 145.5 m² (average — 135 m²), with an average transaction budget of AED 3.68M (spread: roughly from AED 2.1M to almost AED 4.3M). Across Business Bay, the size range is much wider (from 14 to 716 m², average 126 m²), which indicates that some atypical/penthouse options are included in the statistics. The average transaction budget in the district is AED 2.62M, meaning The Quayside is more expensive both in absolute terms and per square metre.

The Business Bay market has shown steady growth in average prices for 2-bedroom apartments since 2020: from 13,800–16,000 AED/m² up to 22,000–24,000 AED/m² in 2024–2025.

4. Rental analysis and dynamics

For The Quayside itself and the Business Bay master project, no rental contracts for 2-bedroom apartments were found in the latest DLD data (most likely the project is new and still being absorbed by the market, or units are mainly held by owners/for sale). Therefore, it is not possible to calculate the building’s yield, and rental indicators for the wider district are used instead.

In Business Bay, over the past 12 months more than 16,000 rental contracts for apartments have been concluded, confirming a high level of liquidity. The average annual rent per m² in the district is 1,296 AED/m², with recent quarters showing an upward trend (for example, 1,253–1,379 AED/m² in 2024–2025). Historically, rental rates in the area have also been growing steadily (2020 — 700–900 AED/m², 2023 — 1,200+ AED/m²).

5. Yield and “fair price” for an investor

For The Quayside, it is not possible to calculate ROI: there are no rental transactions for the building in DLD.

For Business Bay (2-bedroom apartments), the estimated gross yield based on recent deals is:
– Purchase price: ~22,825 AED/m²
– Rent: ~1,296 AED/m²/year
– Gross yield (ROI): approximately 5.7% per annum

Taking into account initial costs (around 7–8% on top of the entry price), the net yield will be about 5.3–5.4% per annum.

The “fair price range” (for a target yield of 7–8% per annum) for the district is 16,200–18,500 AED/m². Sales in The Quayside are taking place significantly above this level — the current market level for the building implies a premium of about 18% to the district average, and 35–65% above the investment‑fair price.

6. Liquidity and outlook

In terms of sales, The Quayside is liquid (exiting with a premium to the district, with transactions occurring steadily). Rental liquidity of the building has not yet been confirmed: most units are likely not on the rental market yet. Overall, Business Bay remains one of the most liquid districts in Dubai, with strong demand dynamics both for purchases and for rentals.

The Quayside occupies a premium position in its segment and is aimed more at buyers who are betting on capital appreciation in a top asset within the district, rather than on high regular rental income. For an investor focused purely on yield, it may make sense to wait for a discount or for secondary market listings to appear.

7. Conclusions

– Quayside is currently selling noticeably above the Business Bay market (both in price per m² and in total ticket size).
– Investment yield at current purchase prices will be significantly below the “benchmark” 7–8% (for the district — ~5.7% gross / 5.3% net per annum).
– To achieve a 7–8% annual yield, the entry price for comparable apartments in Business Bay must be significantly below current prices in The Quayside — the project’s premium will not allow for a high ROI.
– If the goal is a liquid premium asset with capital growth potential, the project is justified; but as a tool for passive, stable income, Quayside is inferior to more mass‑market options in the district.