Skip to content
1. Definition of the area and data structure
Actual location: according to DLD data, Riwa Building 3 is located in the Um Suqaim Third area. The database records 31 transactions for 2-bedroom apartments (2BR) in this building, which allows for analysis at both unit and building level. For the rental market, no contracts have been found in the DLD system for this particular building or the Riwa project in recent periods. The only available benchmark is the performance of the wider Um Suqaim Third area.
2. Transaction analysis and price dynamics
Transaction frequency: the bulk of transactions for 2-bedroom apartments in the building took place in 2024: 17 deals in Q2, 13 in Q3, and a few isolated ones in Q4 2025 (data for quarters closest to the current date may still contain partially updated statistics).
Average price per m² for 2BR units in the building over the last three quarters:
– Q2 2024: 29,246 AED/m²
– Q3 2024: 28,644 AED/m²
– Q4 2025: 30,126 AED/m²
The average price per m² over the last 12 months for 2-bedroom units in Riwa Building 3 is 30,126 AED/m².
For comparison, the average price level in Um Suqaim Third for a similar type (2-bedroom):
– Q2 2024: 27,079 AED/m²
– Q3 2024: 26,926 AED/m²
– Q4 2025: 33,652 AED/m²
The 12‑month area average is 29,267 AED/m².
Over the past 3–5 years, the area has seen a fairly strong price increase:
– Early 2021: around 17,000–18,000 AED/m²;
– By mid‑2023: already 25,000–28,000 AED/m²;
– By late 2024 – early 2025: exceeding 29,000 AED/m².
In recent periods, Riwa Building 3 has been selling slightly above the area average (by roughly +3%). The spread between prices and averages at building/area level is similar, with no extreme deviations identified.
3. Rental market analysis (area-level benchmark only)
According to DLD, there are no valid registered rental contracts for 2-bedroom apartments in Riwa Building 3 or the Riwa project. Across Um Suqaim Third as a whole, a sufficiently large number of residential lease contracts have been registered over the last 12 months.
Dynamics of average rental rates in the area (all apartment types, the closest valid comparison level):
– Q2 2024: 1,057 AED/m²/year
– Q3 2024: 1,192 AED/m²/year
– Q4 2025: 1,315 AED/m²/year
The average rent per m² in the area over the last 12 months is 1,259 AED/m²/year.
4. ROI and investment appeal
– Over the last 12 months:
– Average purchase price in the building: 30,126 AED/m² (2-bedroom, Riwa Building 3)
– Average rent in the area: 1,259 AED/m²/year
A direct (gross) ROI calculation for an investor is not possible at building level due to the absence of registered rental contracts in DLD for this address. At area level, the approximate gross yield is 4.2% per annum (1,259 / 30,126).
Taking into account initial acquisition costs (approximately 7–8% of the purchase price), the net ROI will be even lower — around 3.9–4.0% per annum. This is noticeably below the 7–8% annual yield benchmark often considered optimal for residential property in Dubai.
The “fair price range” for an investor — i.e. the price that would provide a target yield of 7–8% per annum, based on DLD area data:
– 1,259 / 0.08 = 15,740 AED/m²
– 1,259 / 0.07 = 17,986 AED/m²
The actual market price is almost 1.7–2 times higher than this “fair investment level” derived from DLD data. For the asset to be attractive specifically as a passive-income vehicle with a 7–8% annual yield, the entry price would need to be significantly below the current market.
5. Liquidity and overall conclusion
– Transaction activity in the building is high, with strong current liquidity (over 30 deals for 2-bedroom units in just 2–3 quarters).
– Um Suqaim Third demonstrates stable demand and dynamically rising apartment prices over the last 3–5 years.
– Yield for a resident investor is low: current transaction price levels imply a gross yield just above 4% per annum, and the actual payback is significantly lower than the city average, despite substantial price growth.
– For buyers focused on resale/capital gains, the area and the building may be of interest.
– For rental-income strategies, purchasing at current market levels is poorly aligned with an investment yield target of 7–8% per annum.
These conclusions are based solely on confirmed physical sales and rental data from the DLD database. The assessment is valid for the parameters “2-bedroom, Riwa Building 3, Um Suqaim Third”.
Related Articles
- Best Apartments in Dubai Marina: Prices, New Developments and Investment Potential
- ROI analysis of apartment in Samana Waves: DLD data and real deals
- Mortgage for Expats in the UAE: Features, Requirements, and Step‑by‑Step Process
- How to sell an apartment in Dubai in Peninsula Three – analysis 2025
- ROI analysis of apartment in Jomana 5: DLD data and real deals
