1. Definition of the area and data structure
Actual location: According to the DLD database, The Quayside building belongs to the Business Bay district and at the same time to the Business Bay master project of the same name. All data for the building is selected using the filter building_name_en or project_name_en = ‘The Quayside’, while Business Bay is used as the reference area in regional comparisons.
A total of 115 transactions for The Quayside are registered in the DLD system, of which 36 relate specifically to 2-bedroom apartments (2BR). No rental contracts for The Quayside were found in the rental database, but extensive statistics are available at the district level (Business Bay), providing a reliable basis for analysis.
2. Transaction volume and dynamics for the building and the district
Over the past 12 months, there have been enough transactions for The Quayside (2BR) to confidently estimate the average price per square meter and its dynamics:
– Number of 2BR apartments sold: 36 (historically), 115 for the entire building.
– For comparison, more than 11,500 apartment sales were completed in Business Bay over the same 12-month period.
The transaction frequency in the building allows us to track quarterly dynamics (last 8 quarters for 2BR apartments in The Quayside):
– The quarterly average price per m² ranged from 26,500 to 29,000 AED, with the latest figure for the most recent quarter at around 27,700 AED.
– For Business Bay as a whole, the average quarterly price per m² ranged from approximately 20,900 to 26,300 AED over the same period.
3. Market purchase price levels (last 12 months)
– Average price per m² for 2BR in The Quayside: 27,375 AED/m².
– Average price per m² for apartments in Business Bay: 24,437 AED/m².
Thus, prices for 2-bedroom apartments in The Quayside are 12%–13% higher than the district average, which is expected for new, modern, high-end buildings.
4. Rental dynamics and current rate level
There is no direct rental data for The Quayside — this is typical for new buildings where a significant share of units has not yet been handed over or where long-term individual contracts are being signed. Therefore, the rental market analysis is based on aggregated data for Business Bay:
– Average annual rent per m² across Business Bay over the last 12 months: approximately 1,328 AED (for all apartments; no separate statistics could be obtained specifically for 2BR units).
– Quarterly dynamics: over the last five quarters, the average rate increased from 1,198 to 1,423 AED/m², indicating strong growth (from May–June 2024 to early 2025).
The number of contracts in Business Bay exceeds 13,000 per year, which ensures the representativeness of the rental data.
5. ROI comparison and fair price range
– Gross yield for the building itself cannot be calculated (no rental contracts specifically for The Quayside), but the district-level calculation is robust:
– District-level ROI Brutto: 1,328 / 24,437 ≈ 5.4% per annum.
– Adjusting for all transaction and operating costs (an additional 7–8%) gives an estimate of net yield (ROI Net) of around 5% per annum.
To estimate an “investment fair price” based on district rental rates for a target yield of 7–8%:
– Price at 8% ROI: 1,328 / 0.08 ≈ 16,600 AED/m²;
– Price at 7% ROI: 1,328 / 0.07 ≈ 18,970 AED/m².
The current market level for The Quayside (27,375 AED/m²) is significantly higher than these values, indicating a clear premium to current rental income and showing that buyers in this building are primarily focused on quality, location and growth potential rather than straightforward rental yield.
6. Liquidity and outlook
– The Quayside shows sufficient liquidity in terms of the number of sales, which is important for investors targeting a relatively quick exit.
– Business Bay is one of the largest and most popular rental markets, with stable demand and a high share of expats, which supports sustained rental growth.
– In terms of price dynamics, 2BR units in The Quayside have shown stability and moderate growth (±5–7% per year) over the last 2 years, without significant drawdowns.
7. Key conclusions and recommendations
– The Quayside is noticeably more expensive than the district average; rental yields are currently not highly competitive for a pure “income strategy” — the main drivers for buyers here are the prestige of the building, its modern specifications, architecture, and capital appreciation potential over a 3–5 year horizon.
– Buying at the current market level (27,000–29,000 AED/m²) is justified if the bet is on further price growth in Business Bay rather than on a “rental machine” today.
– To achieve a 7–8% yield (typical for central locations), an investor would need substantial discounts from current prices, which is unlikely in new developments.
8. Analysis limitations
– There are no valid rental contracts for the building itself; rental estimates are only available at the district level.
– All numerical values are based on actual DLD data for the last year and may differ for a specific apartment due to views, floor, and upgrades.
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