Skip to content
1. Definition of the area and data structure
Actual location: according to DLD, the Socio building is part of the Socio project (project_name_en = ‘Socio’) and is located in the Hadaeq Sheikh Mohammed Bin Rashid area, within the Dubai Hills Estate master project. All analytics will be based primarily on this building, with Hadaeq Sheikh Mohammed Bin Rashid used as the benchmark area for comparison.
For transactions in the Socio building (by project/building name), the DLD database shows more than 660 sales since 2020. The rental contracts table also contains over 350 relevant landlords from 2024 onwards, which allows us to draw reliable conclusions about the building itself without rough assumptions.
2. Sales dynamics in the building and the area
Active sales started in 2020, but the main volume of transactions falls at the end of 2023 and 2024. The quarterly dynamics of the average price per m² in the Socio building are as follows:
– In 2020–2021 the price held around 14,600–14,900 AED/m² (very few transactions, off-plan).
– In Q4 2023 there is a jump to 21,000 AED/m² (over 200 transactions).
– In 2024 the trend moves sharply upward: Q1 — 22,828 AED/m², Q2 — 24,476 AED/m², Q3–Q4 — stabilization at 24,400–24,800 AED/m².
– In the near future (based on currently registered forward deals) prices remain in the same range (some fluctuations within 22,600–25,300 AED/m² until the end of 2025).
For the Hadaeq Sheikh Mohammed Bin Rashid area, the price per m² over the last three years:
– In 2020 prices were much lower (8,500–9,500 AED/m²).
– In 2021 the average level in the area increased to 12,000–13,500 AED/m².
– Over 2023–2024 the quarterly price in the area has been steadily growing: from ~18,300 AED/m² at the beginning of 2023 to 22,400–24,000 AED/m² in 2024.
– The current range in the area is quite close to Socio levels, but the building itself is priced slightly above the area average (by roughly +2–5%).
3. Current 12‑month averages
– In Socio, the average purchase price per square meter over the last 12 months was 24,576 AED/m² (102 transactions).
– In Hadaeq Sheikh Mohammed Bin Rashid, the same metric was 24,108 AED/m² (more than 6,000 transactions).
– The average rental rate per m² in Socio over the last 12 months is 1,876 AED/m² per year (186 contracts).
– For the area as a whole, the average rent over 12 months is 1,441 AED/m² per year (6,209 contracts).
Thus, Socio is currently slightly ahead of the area in purchase prices (by about 2%) and significantly ahead in average rent (by roughly +30%).
4. Rental dynamics and distribution
Rental dynamics in the Socio building are recorded from 2024 and show a narrow fluctuation range of the average rental rate: from 1,800 to 1,950 AED/m² depending on the quarter. At the same time, this indicator for the area is significantly lower (the average over recent quarters is 1,340–1,410 AED/m², with an ongoing upward trend).
The number of rental transactions in both the building and the area is high, and liquidity in this segment is strong.
5. ROI and fair price range
Yield calculation based on gross indicators (brutto):
– For Socio: ROI_brutto_home = 1,876 / 24,576 ≈ 7.6% per annum.
– For the area: ROI_brutto_area = 1,441 / 24,108 ≈ 6.0% per annum.
After adjusting for transactional and entry costs (coefficient ~1.07):
– For Socio: ROI_net_home ≈ 7.1% per annum.
– For the area: ROI_net_area ≈ 5.6% per annum.
Fair price range for an investor targeting a 7–8% yield:
– For the Socio building: from 1,876 / 0.08 = 23,450 AED/m² to 1,876 / 0.07 = 26,800 AED/m².
The current average sale price (24,576 AED/m²) falls fully within this range.
– For the area, the range is lower (from 18,000 to 20,600 AED/m²); the broader market here is somewhat overheated for achieving the target yield.
6. Liquidity and outlook
Over 660 transactions in Socio in 3.5 years, more than 100 deals per year in 2023–2024, and a comparable volume of rental contracts — all this confirms the high liquidity of both the apartments in this building and the area as a whole (tens of thousands of transactions and contracts). Strong demand and the rapid development of the Dubai Hills Estate master project support a steady increase in prices and rental rates.
Over the past 3 years, purchase prices in the area have grown by roughly 2.5 times, and rental rates have almost tripled. Growth rates for the building exceed the area average, reflecting both the new stock and the project’s premium positioning.
For an investor, entering at current market prices implies a net yield of around 7% for Socio, which is a strong result for Dubai Hills Estate. No discount or premium to the market is currently required to achieve this yield: prices and rents are balanced.
7. Final conclusion
– Socio is a liquid choice within a dynamic area: a rental price premium and roughly market-level sale prices, with strong demand for both purchase and lease.
– The average expected yield is around 7% net per annum, which is very attractive for new Dubai Hills Estate projects and is confirmed by the large volume of transactions and contracts.
– Incoming investors can target a price range of 23,500–26,800 AED/m² for a 7–8% yield: current deals already fall within this range.
– The area as a whole is slightly “overheated” and requires a discount to reach a yield comparable to Socio.
– The data and conclusions are based on actual transactions and lease agreements confirmed by the DLD system over the last 12 months.
Related Articles
- Best Areas in Dubai for Families with Children
- How to sell a home in Dubai in Tiara West Tower – analysis 2025
- ROI analysis of apartment in Samana Barari Views 2: DLD data and real deals
- How to sell an apartment in Dubai in Fairview Residency – analysis 2025
- How to Buy Dubai Property with a 10‑Year Payment Plan
