Skip to content
1. Definition of the area and data structure
Actual location: according to the DLD database, the building Seascape – Building 4 is located in the Madinat Dubai Almelaheyah area, master project Mina Rashid, project Seascape. For the property, both the marketing and DLD names are taken into account. All the statistics below for the location and the master project are also based on these values, which ensures maximum alignment with official transactions.
For Seascape – Building 4, 158 sales transactions are registered in DLD. As of now, there are no direct concluded rental contracts for this building, which is typical for new or under-construction developments and reflects either low occupancy or recent handover.
For the Madinat Dubai Almelaheyah area, the data sample is substantial: around 11,360 sales transactions and almost 8,000 valid residential apartment rental contracts. This allows the use of area statistics as a solid benchmark for comparative analysis.
2. Liquidity and demand structure
Transactional activity for the building over recent years:
– 134 transactions recorded in 2023.
– 11 transactions in 2024.
– 13 transactions in 2025.
The 2025 data may reflect future registration dates or option deals and is not used for analytical purposes.
In terms of apartment types in Seascape – Building 4, DLD records only 1-bedroom (97 transactions), 2-bedroom (47 transactions) and 3-bedroom units (14 transactions). No transactions for studios (“0BR” or “studio”) have been recorded — this may be due either to the physical absence of such units in the project or to registration specifics.
The Madinat Dubai Almelaheyah area is characterized by high deal activity and stable rental demand, with several thousand rental contracts per year.
3. Price dynamics (price per m²)
a. For Seascape – Building 4:
– Transactions are concentrated in 2023, with a small number of sales in 2024 (limited visibility of quarterly dynamics, but the sample is sufficient to calculate an average price level).
– The average price per square meter over the last 12 months for the building is about 20,289 AED/m².
b. For the Madinat Dubai Almelaheyah area:
– The price per m² has grown significantly in recent years: the area shows a stable average level of 25,400–27,400 AED/m² in 2024, around 21,200 AED/m² at the end of 2023, and further growth in 2025 to 29,000–32,000 AED/m² (with future values that are not used for forward-looking assessments).
– Over the last 12 months, the average price in the area is 30,964 AED/m², which is 53% higher than the average for Seascape – Building 4 over the same period.
The Mina Rashid master project follows a very similar trajectory (approximately 21,300–26,900 AED/m² in 2024).
4. Rental rate dynamics
For Seascape – Building 4, no direct rental contracts have been recorded in DLD. This is typical for new projects: most units are either not leased on a long-term basis yet, or, if rented, the contracts are not yet reflected in the DLD database.
In the Madinat Dubai Almelaheyah area, over the last 12 months the average annual rental rate for apartments of standard size amounted to 1,196 AED/m². This is a valid averaged figure based on a large sample of more than 7,900 contracts and is suitable as an investment benchmark for the area.
5. Comparative analysis of prices and yields
a. Price comparison:
– The average price in Seascape – Building 4 based on the latest (last 12 months) transactions is 20,289 AED/m².
– The area benchmark is 30,964 AED/m².
– Thus, Seascape – Building 4 is trading at roughly a 34% discount to the area average.
b. Rental rate comparison:
– There are no rental contracts for the building itself, so we rely strictly on area-level data.
c. ROI calculation (gross yield):
– For the building, the key parameter is acquisition cost, but in the absence of rental data, ROI is not calculated for Seascape – Building 4.
– For the area: average rental rate is 1,196 AED/m², purchase price is 30,964 AED/m².
– Gross ROI (area, before costs) = 1,196 / 30,964 ≈ 3.86% per annum.
– After accounting for all standard transaction and holding costs (7–8% entry costs, OPEX, vacancy), the net ROI for the area is around 3.6% per annum.
d. Fair purchase price range for a target yield of 7–8%:
– At the average area rental rate, an apartment delivering a 7–8% annual investment yield should be priced at 14,950–17,080 AED/m² (i.e. 1,196 / 0.08 and 1,196 / 0.07 respectively).
– The current area price significantly exceeds this “investment corridor”, and even the average level for Seascape – Building 4 is above its upper bound (20,289 AED/m² vs the 17,080 AED/m² upper limit). Indirectly, this indicates high capital value and the dominance of buyer demand focused on future capital appreciation rather than purely on rental income.
6. Prospects of the complex and the area
The Madinat Dubai Almelaheyah area is actively developing, demonstrating both a high volume of transactions and a significant increase in price per square meter over the last two years. At the same time, rental yields for new investments are comparable to other premium waterfront locations in Dubai and are in the range of 3–4% per annum (net, after all costs), which makes purchases in this area primarily capital investments rather than a tool for stable annual income.
For Seascape – Building 4, statistics are limited to sales transactions only; no sharp price corrections have been recorded, and the average transaction price is 34% below the area average, which may be related to timing dispersion and the project’s completion stage. There is no data to assess rentals for this specific building, so conclusions on yield must be based solely on area-level rental rates.
Conclusion: for an investor, Seascape – Building 4 may be of interest as a relatively low-cost entry point into a growing waterfront area. However, the current “fair” price for profitable long-term leasing is below both the prevailing area market level and the building’s own average. Investment here makes sense with a 3–5 year horizon, with a focus on capital appreciation rather than on net rental income.
Related Articles
- ROI analysis of apartment in Fashionz 1 by danube: DLD data and real deals
- ROI analysis of apartment in J One: DLD data and real deals
- Residence Status in Dubai Through Investment: Visas, Property and Citizenship in the UAE
- How we sold an apartment in Skyz by Danube: data from DLD and real deals
- How to sell an apartment in Dubai in The Address Residences Dubai Opera Tower 2 – analysis 2025
