ROI analysis of apartment in Seagate: DLD data and real deals — 11.01.2026

1. Definition of the area and data structure

Actual location: the Seagate building (typical 1BR) is located in the Madinat Dubai Almelaheyah area and is part of the Mina Rashid master project. The name in the DLD matches your filter. There is currently no DLD data on purchases and rentals specifically for 1BR units in the Seagate building itself — the building is brand new / still under construction, or there have not yet been final transactions and registrations. For market analysis, aggregates for the Mina Rashid master project (for sales) and for the Madinat Dubai Almelaheyah area (for rentals) are used, which provides an objective snapshot of the immediate surroundings.

2. Sales market dynamics in Mina Rashid

Transactions for apartments in Mina Rashid projects have been recorded since 2020. The total volume for the master project over 4 years amounts to several thousand deals, indicating high activity and liquidity at the construction and launch stages.

Average price per m² in Mina Rashid (apartments, 10–1000 m², valid range):
– At the beginning of 2022: approximately AED 19,000–19,000 per m².
– At the beginning of 2023: around AED 19,400 per m².
– During 2023 there was moderate growth to AED 20,000 per m² in Q4.
– In 2024 the average level increased significantly: in Q1 — AED 21,400 per m², Q2 — almost AED 22,500 per m², Q3 — a sharp jump to ~AED 27,000 per m², Q4 — AED 28,500 per m².

Over the last 12 months, the average transaction in Mina Rashid was recorded at AED 30,924 per m². It is important to note that in 2024 there is a visible spike in the average price, which may be associated with the launch of new phases, mass registrations, or the closing of deals at the handover stage.

3. Rental market in the area

There is no DLD data on lease contracts for the Seagate building itself, nor for the Mina Rashid master project as a whole (typical for new projects that are not yet completed or not fully occupied).

However, for the Madinat Dubai Almelaheyah area (8,218 contracts) there is a stable rental history for apartments starting from 2020.

Dynamics of the average rental rate in the area (per m² per year):
– 2020–2022: the average rate remained within AED 550–750 per m² per year.
– 2023: a significant increase by autumn, in the range of AED 600–995 per m².
– 2024: data for the last 12 months shows very strong volatility, with outliers (individual quarters almost AED 2,000–3,600 per m²); the weighted average level for 12 months is AED 1,647 per m².

It is obvious that the sample for the last few months includes anomalous / high-budget deals, or mass signing of contracts for new premium properties (or isolated errors in the registration of unit sizes in some contracts). But even the area-wide annual average shows a very noticeable increase compared with 2022–2023.

4. Yield (ROI) and fair price analysis

We compare current average values:
– Average purchase price per m² in Mina Rashid over 12 months: AED 30,924.
– Average annual rent in the area over 12 months: AED 1,647 per m².

Gross yield calculation (ROI_brutto) for the area:
– 1,647 / 30,924 ≈ 5.3% per annum.

Taking into account transaction costs/expenses (DLD, broker and registration ≈ 7%):
– The indicative net yield (ROI_net) will be in the range of 4.9–5.0% per annum.

Fair price range at a target yield of 7–8%:
– For an investor targeting a 7–8% ROI (based on the current rental level in the area), the “investment fair price” per m² lies in the range of AED 20,600–23,500 (calculation: 1,647 / 0.08 and 1,647 / 0.07).
– The current average transaction level in Mina Rashid is significantly above this benchmark. This indicates a strong market premium (seller expectations and price dynamics are above the income-based equilibrium level).

5. Liquidity and outlook

Mina Rashid is a rapidly developing premium master project, with a clear spike in registrations at the completion stage (2023–2024) and high sales liquidity. The secondary market is still forming, as the project is still building up its pool of tenants and owners. There is no active data yet on short-term or annual rentals specifically for Seagate; at the area level, the average rental level is rising, but the volatility of this indicator over the past year clearly points to a market that has not yet stabilised (many new contracts, some signed at maximum rates, others at typical levels).

A comparison of price and rent levels shows that at the current entry cost for the master project, yields are around 5.0% per annum (in line with the wider area). For a target investment yield of 7–8% based on current rental rates, there is a substantial price premium; for sellers aiming at investors this implies either discounts or a strong set of additional arguments (premium positioning, local advantages, growth potential).

6. Summary

There is still no direct DLD data for recent commercial decisions on Seagate (1BR) — all calculations rely on master-project and area-level figures. The ROI is below typical investment targets; the premium over the fair income-based price is substantial. Over a 3–5 year horizon there may be upside potential, given the central location and prestige of Mina Rashid, but at current average entry prices a justified yield of 7–8% should not be expected.