Skip to content
1. Definition of the area and data structure
Actual location: the SHERENA RESIDENCE building is located in the Wadi Al Safa 3 area within the Majan master project. All calculations below are based strictly on these parameters and filtered by studio units (equivalent to 0BR), as the focus is on studio analysis.
According to the DLD database, there are:
– 289 registered sales in the building (including 56 studio transactions).
– 250 long-term residential rental contracts (studios).
2. Transaction dynamics, liquidity and demand structure
Over the past three years, studio transactions in the building have been quite frequent:
– 2022 — 2 transactions;
– 2023 — 22 transactions;
– 2024 — 25 transactions (over 12 months);
– partial data for 2025 — 6 transactions (preliminary registrations for the coming quarters).
This indicates stable demand for this property type in the building.
Sales dynamics (`price per m²` by quarter, studio data):
– During 2022–2023 the average level was 8,800–9,700 AED/m².
– In 2024 prices fluctuated between 9,000 and 10,500 AED/m².
– Over the last 12 months the average price per m² was 11,211 AED (based on 6 transactions).
– Individual 2025 transactions show slightly higher prices (up to 11,800 AED/m²), which may indicate an upward trend.
In Wadi Al Safa 3, 2,268 studio transactions have been registered over the last 12 months — the area’s liquidity is very high.
The average price per m² for studios in Wadi Al Safa 3 over the last 12 months is 18,336 AED (significantly higher than in SHERENA RESIDENCE).
Distribution of unit sizes and prices in the building over the last 2 years: most studios are actually traded in the 40–45 m² range, with prices from 8,000 to 13,000 AED/m², with no significant outliers among studios.
3. Rental dynamics and rental demand structure
Rental liquidity is very high: 30 studio rental contracts have been concluded over the last 12 months (unit sizes from 40 to 59 m²). Range of average annual rental rates per m² for studios:
– Over the last 12 months — 1,000 AED/m² per year in SHERENA RESIDENCE.
– Over the last 12 months for studios in Wadi Al Safa 3 — 908 AED/m² (based on 594 contracts).
Rental rates in the building are steadily growing: in 2022–2023 the level was 600–800 AED/m², while in 2024–25 it reached 1,000–1,100 AED/m². Minimum values are around 660–700 AED/m², maximum individual rates reach 1,300–1,500 AED/m², but the bulk of transactions falls within the 900–1,100 AED/m² range.
4. Comparative analysis: building vs area
SHERENA RESIDENCE is noticeably cheaper than the area average in terms of sale price:
– Average price per m² for studios in the building over 12 months = 11,211 AED,
– In Wadi Al Safa 3 = 18,336 AED.
The same applies to rentals, although the gap is smaller:
– Building rental = 1,000 AED/m²/year,
– Area average = 908 AED/m²/year.
The difference in sale price explains the significantly higher potential yield (ROI) for the building itself.
5. ROI and “fair price range”
For studios in SHERENA RESIDENCE (over the last 12 months):
– Average purchase price per m²: 11,211 AED,
– Average rent per m²/year: 1,000 AED,
– The number of sales and rental contracts is sufficient for robust statistics.
Gross yield calculation:
– For the building: ROI brutto ≈ 1,000 / 11,211 ≈ 8.9%.
– For the area (studios): ROI brutto ≈ 908 / 18,336 ≈ 4.95%.
Adjustment for initial costs (7% of the purchase price):
– For the building: ROI net ≈ 8.3%.
– For the area: ROI net ≈ 4.6%.
“Fair price range” (investment-justified) for a target yield of 7–8% per annum:
– For SHERENA RESIDENCE: from 12,500 to 14,300 AED/m² (calculation: 1,000 AED / 0.08; 1,000 AED / 0.07).
– The actual market price is below this range, providing investors with an above-average yield.
For comparison, the fair range for the area is 11,350 to 12,970 AED/m² (based on area rents: 908 / 0.08; 908 / 0.07), yet actual transactions in the area are happening at much higher prices, resulting in a significantly lower ROI.
6. Conclusions on investment attractiveness
SHERENA RESIDENCE shows extremely high relative returns for studios: at the current entry prices (11,211 AED/m²) and stable rental rates (1,000 AED/m²/year), ROI net stands at 8.3% (above the average for completed properties in Dubai). The building is clearly popular with both tenants and investors, with high liquidity in both sales and rentals.
In Wadi Al Safa 3 there is a large transaction flow (including studios), but entry prices are significantly higher, which results in a more modest ROI (up to 4.6%).
The 3–5 year outlook remains positive — if rental dynamics persist and sale prices continue to lag behind area averages, both gradual capital appreciation and a sustained yield advantage for buy-to-let investors are likely. At the same time, if market prices in the building catch up with area levels, ROI will decline to the market average.
Recommendation: for investors targeting studios, SHERENA RESIDENCE currently offers some of the best conditions in the location in terms of the balance between income and entry price, based on DLD data.
Related Articles
- ROI analysis of apartment in MODELUX TOWER 1: DLD data and real deals
- ROI analysis of apartment in Elite 9 Sports Residence: DLD data and real deals
- Key Developers in Dubai: Five Leading Companies Shaping the Real Estate Market
- ROI analysis of apartment in D1: DLD data and real deals
- How to sell a home in Dubai in Stonehenge Residences II – analysis 2026
