ROI analysis of apartment in SUNRISE LEGEND: DLD data and real deals

1. Definition of the area and data structure

Actual location: according to DLD data, the SUNRISE LEGEND building belongs to the Al Barshaa South Third area and is part of the Arjan master project. All quantitative assessments and comparisons are made specifically for this area and master project based on DLD transactions.

The DLD database reflects a substantial volume of both sales and lease contracts for the property, which ensures the representativeness of the analysis. Over the past 12 months, 16 sales and 21 lease contracts for studios in SUNRISE LEGEND have been registered; across the Arjan master project there have been hundreds of sales and thousands of contracts.

2. Market dynamics and liquidity

SUNRISE LEGEND (studios):
– In 2021–2025, dozens of transactions were recorded annually, indicating good liquidity of the asset.
– At the Arjan master-project level, there are also hundreds of studio transactions per quarter, confirming stable demand and fast absorption.
– The average price per square metre in SUNRISE LEGEND over the last 3–4 years shows stability and gradual growth, although the pace lags behind the Arjan area average.
– Annual studio rents per m² are also regularly tracked in DLD — the property records more than 20 new contracts per year, while the area as a whole counts in the thousands.

3. Current price and rent levels: comparison with the area

Average studio purchase price over the last 12 months
– In SUNRISE LEGEND: about 13,900 AED/m² (16 transactions)
– Across Arjan (Al Barshaa South Third, studios): about 16,130 AED/m² (1,653 transactions)

Average annual rent over the last 12 months
– In SUNRISE LEGEND: about 1,493 AED/m²/year (21 contracts)
– In Arjan, studios: about 1,174 AED/m²/year (3,011 contracts)

Thus, SUNRISE LEGEND is significantly cheaper to buy a studio (≈14% below the area), but rents out at a higher rate (a +27% premium in rental rate per m²). This creates a unique investment profile for the property with a high cash yield compared to its surroundings.

4. Price and rent dynamics over recent years

– The sale price per m² in SUNRISE LEGEND has been volatile, with quarterly averages ranging from 12,200 to 16,000 AED/m² over the last two years. In 2022–2023, the prevailing level was around 12,000–14,000 AED/m², while in recent quarters it has held at 13,000–16,000 AED/m².
– In Arjan, the growth trend is more pronounced: current studio averages exceed 16,000 AED/m², and in large developments and top-tier communities reach 18,000–22,000 AED/m².
– Rental rates in the building show accelerated growth: from 950–1,100 AED/m² in 2021–2022 to 1,400–1,800 AED/m² in recent periods — almost +40% over 2 years. Across Arjan, rental dynamics are softer, with average rent growth over 2 years of about 25%.

5. Investment yield (ROI) and “fair price”

Actual ROI according to DLD (gross, excluding acquisition costs):
– For SUNRISE LEGEND (studios): roughly 10.7% per annum (calculation: 1,493 / 13,907)
– For Arjan: about 7.3% per annum (1,174 / 16,130)

Adjusting to “net” yield, taking into account entry costs (~7% for registration, commissions and paperwork), the real ROI will be:
– In SUNRISE LEGEND: about 9.9–10.0% (calculation: 10.7 / 1.07–1.08)
– On average for the area: 6.8–7.0%

Fair price range for an investor targeting a 7–8% yield:
– For SUNRISE LEGEND: 18,665–21,330 AED/m² (calculation: 1,493 / 0.08 and 1,493 / 0.07)
– For Arjan: 14,680–16,770 AED/m² (1,174 / 0.08 and 1,174 / 0.07)

The actual studio transaction price in SUNRISE LEGEND is currently 27–35% below the “investment fair” level at current rental rates — this is a record premium for the buyer and a strong potential upside for the investor. Across the area as a whole, the current price level is roughly in line with the 7–8% investment-yield threshold.

6. Key takeaways

– SUNRISE LEGEND is one of the most profitable assets for an investor in the Arjan/Al Barshaa South Third studio segment thanks to its low entry price and high average rent.
– In terms of liquidity and demand, the building confidently ranks in the top 5 properties in the area by frequency of sales and leases.
– With such yields, a rapid increase in interest from speculative buyers is possible, which may lead to a gradual rise in entry prices over the next 6–18 months.
– For an existing owner: coming to market with an asking price close to the benchmark (16,000 AED/m²) is justified; deals are closing actively, and the premium to the area will still allow for a quick sale.
– For a new investor: the current DLD price level is a unique opportunity to secure high net yields in a reliable Arjan project.