ROI analysis of apartment in Quayside: DLD data and real deals — 25.11.2025 — 25.11.2025 — 25.11.2025

1. Definition of the area and data structure

Actual location: The Quayside building is located in Business Bay, and the master project is also designated as Business Bay. This is confirmed by DLD data on actual transactions for this building.

For the analysis, only transactions with two-bedroom apartments (2BR) were used, filtered by rooms_en = ‘2 b/r’, which matches your brief. The entire relevant data period was reviewed. For The Quayside, there are 34 available transactions for this type of apartment. For the rental market, the analysis was carried out at the Business Bay district level, as there are no valid rental contracts in the DLD database either for the building or for the master project.

2. Sales dynamics for the building and the area

Transaction frequency and quarterly dynamics of the average price per m² for The Quayside (2BR):
In 2024–2025, transactions have been occurring regularly, with several deals recorded in each quarter. The average price per square meter over the last 12 months for the building has been around 27,400–28,500 AED/m², without a pronounced decline or growth over this period. In absolute terms, The Quayside stands out significantly from the wider area in terms of price.

Transaction frequency and dynamics of the average price per m² for Business Bay (2BR):
In Business Bay, the market is stable and liquid: 400 to 600 transactions with 2-bedroom apartments are recorded each quarter, indicating strong demand and consistent market activity. The dynamics over the last 3–5 years show a steady increase in the average price per meter: from ~13,800 AED/m² at the beginning of 2020 to ~23,000–24,000 AED/m² now, with a noticeable acceleration after 2022.

3. Rental and yield analysis

For The Quayside itself, as well as for the Business Bay master project, there are currently no valid DLD data on rents for 2-bedroom apartments — this is typical for new or off-plan properties where either leases have not yet been signed or they have not yet been registered. Therefore, to estimate yield, we used average district rental values (for all residential apartments in Business Bay).

The average annual rent level in Business Bay over the last 12 months amounted to 1,294 AED/m², which serves as a working benchmark for assessing yield (ROI). Important: this is the district-wide average, not specifically the “2BR” category!

4. Price and rent comparison, and potential yield

Current average transaction price per m² for The Quayside (2BR, last 12 months): 27,382 AED/m².
Current level for Business Bay (2BR, last 12 months): 22,860 AED/m².
Difference: The Quayside is about 20% more expensive than comparable apartments in the district.

Estimated ROI (gross):
– District ROI at current levels: 1,294 / 22,860 ≈ 5.7% (based on district transactions and rents).
– ROI for The Quayside (using district rents as a proxy, since there is no building-level data): 1,294 / 27,382 ≈ 4.7%.
– These figures are gross, excluding initial purchase-related costs.

Taking into account typical overheads (around 7% added to the purchase price at entry), net yield will be roughly 7% lower:
– ROI_net for the district ~ 5.3%
– ROI_net for The Quayside ~ 4.4%

Fair price range for an investor (“investment-fair price” for a target yield of 7–8% per annum, based on district rental levels):
– Business Bay: 1,294 / 0.08 = 16,180 AED/m² (for 8%); 1,294 / 0.07 = 18,490 AED/m² (for 7%)
– In other words, to achieve a 7–8% yield at current district rental rates, buying at a price above 18,500 AED/m² is hardly justified without rental growth. Prices in The Quayside are roughly 40–70% above this threshold. For an investor focused on pass-through income, this implies either a substantial discount to market, or a bet on future rental growth, or an emphasis on the liquidity/capital appreciation of a premium project.

5. Conclusions and outlook

The dynamics show that Business Bay remains one of the most liquid districts, with a high transaction frequency and steady growth in both sales and rents. However, new projects in this area (including The Quayside) are trading at a significant premium to the district average. The current purchase price for 2-bedroom apartments in The Quayside is noticeably above the “fair” levels for income-focused investments and above what current district rental rates justify. For an end user and long-term holder, the premium to the district may be justified by project quality, views, location, and brand attributes; however, the expectable yield based on DLD statistics will be below the district average.

It is not realistic to target an ROI above 5% at current prices in The Quayside unless you count on outpacing rental growth. For an investor aiming for a 7–8% yield, it is more reasonable to look at opportunities in the 16,000–18,500 AED/m² range within the district.

Overall, The Quayside is a liquid premium asset with solid transactional demand, but with yields below the Business Bay average. The district as a whole remains attractive for investment, especially when the entry price is chosen wisely.