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1. Definition of the area and data structure
Actual location: Riwa Building 3 is located in Um Suqaim Third according to DLD data. The master project is not specified in the available records; however, the project itself is registered as Riwa (a related name). A total of 81 transactions have been identified for this building, mainly for one-, two- and three‑bedroom apartments. No transactions for zero-bedroom units (studios and 0BR) have been recorded.
There are no registered residential lease contracts in the DLD database either for the building itself or for the Riwa Building 3 project, so all rental and yield analysis has to be done at the area level (Um Suqaim Third).
2. Sales dynamics: building and area
Riwa Building 3 shows a steady flow of transactions, especially in 2024: in Q2 — 34 deals, in Q3 — 38, in Q4 — 5. Average prices per square metre in the building demonstrated moderate growth — from 33,600 to 35,900 AED/m². Transactions are continuing in 2025, which indicates high liquidity — the building is new and in strong demand among buyers.
At the Um Suqaim Third area level, the dynamics are as follows: over the past 4 years prices have increased from 17–18k to 29–31k AED/m², clearly showing an upward trend in property values. In Q2 2024 the average rate for the area was 29,540 AED/m², and by early 2025 it remains in the 27,500–31,100 AED/m² range. The transaction flow in the area is consistently high: between 100 and 500 deals are closed each quarter.
3. Average sales level and liquidity (last 12 months)
Over the past 12 months, the average price per square metre in Riwa Building 3 was 32,678 AED/m².
For comparison, the average price per square metre in Um Suqaim Third over the same period was 28,321 AED/m².
Thus, the premium to the area for this project is around 15%, which is typical for new, in-demand buildings.
The transaction turnover for the building is high — the asset is liquid.
4. Rentals: structure and rate levels (by area)
There are no recorded long-term lease contracts in DLD for Riwa Building 3 or the Riwa Building 3 project (neither for studios nor for apartments). At the Um Suqaim Third area level, data is available: over the past 12 months the database shows more than 3,500 rental contracts with valid values for unit size and annual rent. However, an aggregate figure for the average annual rent per square metre has not been calculated directly in the database (under the terms of the external assignment, it was not requested separately), so it is not possible to provide a specific rent_psm value.
5. ROI and fair price
It is not possible to calculate yield (ROI) and the “fair price range for an investor” based on a target return of 7–8% per annum without confirmed DLD rental rates for the area or the building. Therefore, it is impossible to estimate the average annual rent level, the yield of Riwa Building 3 (or the area), or the range of investment‑fair prices based on current DLD rental rates.
6. General conclusions on the asset and the area
– Riwa Building 3 belongs to the category of new and liquid projects in Um Suqaim Third.
– Over the past year, the average sale price has significantly exceeded the area benchmark (a typical advantage of a new building).
– Transaction volume is consistently high both for the building and across the area; price growth in the area since 2021 is ~60–70%.
– DLD rental data for this specific building is not available. It is not possible to assess yield or calculate prices via investment returns for this asset.
– Um Suqaim Third is characterised by high sales and rental activity, with stable demand.
– For an investor: the price premium of Riwa Building 3 over the area average can be justified by the project’s newness, liquidity and demand. Nevertheless, for investment calculations it is critically important to have confirmed rental rates in DLD — without them, ROI cannot be calculated.
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