1. Definition of the area and data structure
Actual location: According to DLD data, the SEVENTH HEAVEN building is located in Wadi Al Safa 3, within the Al Barari master project. The building name fully matches the name in the DLD database.
Database structure and content: In DLD_transactions for 1-bedroom (1BR) apartments in this building, 89 sales transactions were found, which allows for analytics at the level of a specific apartment type in the building. No rental data was found specifically for 1BR units; however, there are 339 registered rental contracts for the entire SEVENTH HEAVEN building in the database, which makes it possible to rely on building-wide averages for calculations.
2. Market dynamics and liquidity
Sales (SEVENTH HEAVEN 1BR): Over the past 4 years, each half-year has recorded actual transactions (from 1 to 9 deals per quarter), which confirms sufficient liquidity and steady demand both for 1BR units and for the building as a whole.
Price per square meter (SEVENTH HEAVEN 1BR):
– Last 12 months: the average price per m² is 14,264 AED.
– 3-year dynamics: strong growth from the 7,000–8,500 AED/m² range in 2021–2022 to 12,500–16,000 AED/m² from 2023 to date.
Benchmark for Wadi Al Safa 3 (all apartments, residential units):
– Last 12 months: the average price per m² is 15,275 AED.
– Area dynamics: similar growth, but price levels in SEVENTH HEAVEN are close to the district average, without a clear premium or significant discount.
Rent
– There is no separate statistic for 1BR units in the building, but a large number of current rental contracts is recorded for the entire building.
– Over the last 12 months, the average rent for the building (per m² per year) is 1,289 AED.
– For Wadi Al Safa 3 over the last 12 months, the comparable metric is 803 AED/m²/year.
3. ROI comparison and calculation
Comparison of current market levels:
– Price per m² (building, 1BR): 14,264 AED (last 12 months).
– Price per m² (district): 15,275 AED.
– Rent per m² (building): 1,289 AED.
– Rent per m² (district): 803 AED.
Return on investment (ROI), calculated based on actual DLD data and the current rental and sales market:
– Gross ROI for the building (all apartments): 1,289 / 14,264 ≈ 9.0% per annum.
– Gross ROI for the district: 803 / 15,275 ≈ 5.3% per annum.
Net ROI adjustment taking into account all entry costs:
– Direct and indirect entry costs (DLD fee, broker, registration, etc.) are estimated at 7–8% of the purchase price.
– Net ROI for the building: 9.0% / 1.08 ≈ 8.3% per annum.
– Net ROI for the district: 5.3% / 1.08 ≈ 4.9% per annum.
Fair investment price range (benchmark for an investor targeting 7–8% ROI):
– For 8% per annum: fair value = 1,289 / 0.08 ≈ 16,100 AED/m².
– For 7% per annum: fair value = 1,289 / 0.07 ≈ 18,400 AED/m².
Thus, the current market price for the building (14,264 AED/m²) already delivers a yield above 8% (gross), which, when converted to net terms, also makes the purchase attractive for investors focused on long-term rentals. Achieving such yields at the district level is more difficult: average prices and rental rates in Wadi Al Safa 3 are lower and significantly more dispersed.
4. Outlook and conclusions
The liquidity of the asset and the area is confirmed by a stable volume of sales and rental transactions. Over 3 years, there has been strong price growth; SEVENTH HEAVEN has recently been consistently close in price to the district average, while demonstrating a much stronger rental potential.
From an investment yield perspective, SEVENTH HEAVEN 1BR units rank among the top assets in their location: exceeding the 8% net ROI threshold is supported by actual DLD statistics and can be used to justify investment pricing for new buyers or sellers.
The indicative fair price calculation based on current rents confirms that the market can support higher prices per m² (while maintaining a 7–8% yield). Under these parameters, SEVENTH HEAVEN remains one of the most attractive investment properties in Wadi Al Safa 3 and Al Barari in the 1-bedroom apartment segment.
Related Articles
- How to sell an apartment in Dubai in Sobha one Tower A – analysis 2026
- How to sell a property in Dubai in Tower B – analysis 2026
- How to sell a home in Dubai in Equiti Home – analysis 2026
- How to sell a home in Dubai in Seagate – analysis 2026
- ROI analysis of apartment in Azizi Riviera 14: DLD data and real deals
