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1. Definition of the area and data structure
Actual location: according to DLD, the Sobha One project with the project name SOBHA ONE is located in Ras Al Khor Industrial First. The master project value is not specified.
The DLD database records a significant number of transactions for this project — over 3,000 across the entire complex. However, there is no rental data specifically for the Sobha One building, so for rental rate analysis we use the level of Ras Al Khor Industrial First. This is a standard situation for a new or off-plan development.
2. Transaction volume and dynamics. Liquidity
Transactions for 2-bedroom (2BR) apartments in SOBHA ONE started to appear in large numbers only in 2024 (before that, activity on the project was minimal). Over the past 12 months, 114 transactions for 2BR units have been recorded, which indicates strong interest and high liquidity at the launch stage of the complex. Overall, the project shows consistently high transaction volume, pointing to strong demand at the current stage.
3. Purchase price dynamics (per m²)
The average price per square meter for 2-bedroom apartments in SOBHA ONE over the past 12 months is approximately 22,730 AED/m².
For Ras Al Khor Industrial First, the comparable figure for the same period is 24,636 AED/m², meaning Sobha One is currently selling at about an 8% discount to the wider area (likely due to its status as a new project, early construction stage, or more conservative internal pricing assumptions).
Quarterly dynamics from 2024 to 2025 for the building are extremely stable: the average price has fluctuated between 22,444 and 22,909 AED/m², indicating no sharp price spikes and a clearly formed market benchmark for the project.
For the area, the figures are slightly higher and show a mild upward trend towards the end of the period (by the end of 2025, values often exceed 24,700–25,000 AED/m²).
4. Rental rates and returns (ROI)
There are no valid rental contracts for SOBHA ONE in the DLD database, which is normal for newly launched assets still under construction or in a closed ownership reserve.
The analysis is therefore based on Ras Al Khor Industrial First:
– Average annual rental rate for apartments over the past 12 months: 1,017 AED/m².
– Over the past 12 months, 68 apartment rental contracts have been registered in the area; the figures are stable and confirmed by DLD data.
Quarterly rental dynamics show a gradual increase: at the beginning of 2023, rates were in the 800–850 AED/m² range, and by mid-2024 they consistently exceed 1,000 AED/m².
5. Comparison and yield calculation (ROI). “Fair” prices for an investor
Gross ROI (ROI_brutto) for an investor at the current purchase price in SOBHA ONE and the average rent in the area:
– For the building (SOBHA ONE, 2BR): no rental data is available — it is not possible to calculate ROI_brutto for the building itself.
– For Ras Al Khor Industrial First:
– ROI_brutto (yield before expenses) ≈ 1,017 / 24,636 ≈ 4.1% per annum.
– ROI_net (including initial costs of 7–8%) is 3.8–3.9% per annum.
The fair price range for an investor targeting a 7–8% annual yield in this area is 12,700–14,500 AED/m² (calculation: 1,017/0.08 … 1,017/0.07). The current market price in the area is almost 1.7–2 times higher than this level, which is typical for the premium phase of early sales in new projects.
6. Conclusions and outlook
– The complex has high liquidity (numerous transactions, an active primary market).
– Based on price statistics, buying in SOBHA ONE is currently cheaper than the area average — a discount of around 8%.
– Rental rates in the area are gradually increasing but still do not provide high “on paper” yields — ROI is below the traditionally desired 7–8% per annum (the area is currently at ~4.1% gross).
– The yield potential for the complex itself is likely to become more attractive after completion and market ramp-up (as quality rental cases appear within the building).
– Current DLD data does not allow for a separate assessment of the rental market specifically for Sobha One — all yield calculations are based on the wider area.
– For buyers focused on quick rental cash flow and maximum ROI, entering SOBHA ONE at the current primary market stage is primarily an investment in capital appreciation rather than in high immediate rental income.
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