1. Definition of the area and data structure
Actual location: According to open DLD data, The Quayside building belongs to the Business Bay district (and the master project of the same name). The analysis uses only the actual district and project values from DLD.
Data structure:
– For 2-bedroom apartments in The Quayside from the start of registrations (2024) to November 2025, 36 sale transactions have been recorded.
– The transactions include the price per square meter metric (AED/m²).
– In the rental section, over the past three years there has not been a single registered Ejari contract for 2-bedroom apartments either for The Quayside building itself, or for the master project, or for the district. Therefore, all rental and yield analyses are based only on the Business Bay district level.
2. Sales analysis
Dynamics of transaction volume and prices for The Quayside 2BR:
– Over the last 12 months (July 2023 – June 2024), 9 transactions for 2-bedroom apartments in The Quayside were registered.
– The average sale price per square meter in the building for this period is 27,375 AED/m².
– For the entire visible period (2024–2025), the average price per m² for 2BR apartments in The Quayside by quarter ranges from 26,300 to 29,100 AED/m². The number of transactions at the peak reached 12 per quarter, indicating high liquidity for a new building.
Comparison with the district:
– The average sale price of 2-bedroom apartments in Business Bay over the last 12 months was 23,197 AED/m² (volume — about 2,500 transactions), meaning The Quayside is being sold at an 18–20% premium to the district average.
– Historical price dynamics for 2BR in Business Bay: over the past three years, average prices have increased by more than 50% (from 15–16k to above 22k AED/m²), but current growth has slowed — since the beginning of 2024 the growth rate has stabilized.
3. Rental analysis
There are no registered rental contracts for The Quayside building itself (or the project as a whole) either for the last 12 months or for the entire visible period. Such a “gap” is typical for new off-plan projects: the property has not yet accumulated sufficient occupancy and rental history.
District-level analysis (Business Bay):
– The average rent in the district for all apartments over the last 12 months is 1,310 AED/m²/year (based on 16,446 contracts).
– Quarterly dynamics: since the end of 2022, the average rent has risen from ~940 to 1,300+ AED/m² and has remained stable throughout the last year. This indicates strong tenant demand at this level and a solid rental base.
Since there is no rental data for the building in the DLD database, all yield and fair price estimates are based solely on district-level data.
4. Yield (ROI) and fair price assessment
Current purchase level:
– The Quayside 2BR over the last 12 months: 27,375 AED/m² (building), 23,197 AED/m² (district benchmark).
Current rental level:
– Business Bay, all apartments: 1,310 AED/m²/year.
Gross ROI (approximate, for an investor):
– For The Quayside (if guided by the district rental level): 1,310 / 27,375 ≈ 4.8% per annum.
– For Business Bay: 1,310 / 23,197 ≈ 5.6% per annum.
Taking into account transactional and entry costs (DLD fee and others, ~7–8% on top of the purchase price), the effective net yield (net ROI) for the Business Bay market lies in the 5.2–5.3% range. For The Quayside (if using the same rental benchmark) it is 4.4–4.5%.
The range of “investment fair value for a 7–8% annual yield” for Business Bay at the current district rental level is 16,400–18,700 AED/m². This is significantly below the current average transaction price in The Quayside: to achieve a 7–8% yield in this building, rents would need to be at least one-third higher than the district level (which is unlikely). Accordingly, under current conditions the project remains price-premium, but not suitable for passive investors focused on rental yield.
5. Liquidity and prospects
The high transaction volume in The Quayside already in the first year of registrations, combined with a noticeable premium to the district (~20%), indicates strong demand for the new development as a premium new product (with likely activity from end-user buyers and buyers targeting resale). On the other hand, the absence of verifiable rental history makes current ROI estimates indicative only and does not allow the asset to be recommended as a pure income strategy tool. For a passive investor focused specifically on rental income, it is reasonable to factor in a substantial (20–25%) discount to the current price or look for opportunities in the wider district market.
6. Conclusions
– The Quayside (2BR) is a liquid new project with rapid early activity (36 transactions, 9 in the last 12 months), selling at a noticeable premium to the Business Bay market.
– Historical price performance advantage — the building consistently trades 18–20% above the district market.
– There is no verifiable rental history for the building — Business Bay levels are used for analysis; on this basis, yield is around 4.8–4.9% gross, while the district average is 5.6%.
– To reach a 7–8% annual yield, the purchase price must be significantly below current transaction levels (by 20–30%).
– The asset is primarily suitable for investors willing to pay a premium for newness, status, and first-wave occupancy, rather than for a passive income strategy.
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