ROI analysis of apartment in The 50: DLD data and real deals

1. Definition of the area and data structure

Actual location: The 50 is located in Wadi Al Safa 3, within the Majan master project. This match in terms of area and master project is confirmed directly by DLD.

Sales data for 1-bedroom apartments (1BR) in The 50 show 13 registered transactions. For rentals of 1-bedroom apartments in this building, there are no valid data in the contracts database for the last 12 months, despite more than 160 lease agreements registered for The 50 overall (most likely, other layout types dominate).

2. Liquidity of the property and the area

The volume of transactions with 1-bedroom apartments in The 50 over recent periods is still low (13 deals), but the growth in the number of transactions in the wider area is significant — in Wadi Al Safa 3 (Majan), hundreds and even thousands of 1BR deals have been recorded in each of the last quarters.

As for rentals: at the level of the building itself, the master project, and the area, when filtered by “1-bedroom”, the requirements for valid contracts have not been met even once over the last 12 months — there is not a single entry with the required parameters (most likely, the new apartments are only just being handed over, or tenants predominantly rent other formats).

Overall, the sales activity and the huge pool of registered rental contracts in the area confirm high liquidity for mass-market demand (especially in the segment of new buildings), although there is no visible hype specifically for 1-bedroom apartments in The 50 yet.

3. Price dynamics over the last 3–5 years

The 50 (1BR): transactions were registered only in Q2–Q4 2025, with an average price per sq.m ranging from AED 11,881 to AED 12,257, and AED 12,127 over the last 12 months. This is closer to the lower end of the range for new buildings in the area.

Wadi Al Safa 3 (Majan, 1BR): since 2020, a stable upward price trend is clearly visible:
– In 2020–2021, the average price per sq.m in the area was AED 4,100–8,100;
– In 2022 — AED 7,100–8,800;
– In 2023, prices grew from AED 6,700 to AED 10,100 per sq.m;
– In 2024, there is a further jump — AED 9,900–13,600;
– In 2025, appreciation continues: AED 12,981–13,712 per sq.m.
The average price per sq.m in the area over the last 12 months is AED 13,473. Current levels in The 50 are roughly 10% below the area’s average for 1-bedroom units.

4. Rental rates and yields

According to DLD, there are no valid rental contracts for 1-bedroom apartments in The 50 over the last 12 months. The same situation is observed for the Majan master project and the Wadi Al Safa 3 area when broken down by 1-bedroom units. Consequently, it is impossible to calculate the average annual rental rate per sq.m, gross yield, or an investment fair value based on this data.

If we take all apartment types in the area (without a 1BR filter), there is a high overall level of contracting activity (almost 18,000 deals), but it was not possible to derive an average rate specifically for the 1-bedroom segment — either other formats were rented out on a mass scale, or the information on unit sizes and contract terms under these filters is missing or incorrect.

5. Premium/Discount comparison

Average price per sq.m in The 50 over 12 months: AED 12,127.
Area average — AED 13,473.
The 50 is slightly cheaper (by about 10%) than the general market level in Wadi Al Safa 3 for new and actively traded 1-bedroom apartments.

However, without objective data on rents and yields, it is impossible to assess whether an additional discount is required to reach a 7–8% yield, and what fair price range could be recommended to an investor focused on the buy-to-let market.

6. Outlook and conclusions

The 50 is a new building in the rapidly growing Wadi Al Safa 3 (Majan) cluster, where hundreds of 1BR transactions are closed every quarter. Price dynamics in the area are very positive: over three years, the cost of 1BR units has more than tripled. The current price level in The 50 is slightly below the area average, which may make the property attractive for “entry-level” purchases, especially with a view to further capital appreciation.

However, it is not possible to calculate yields and an investment fair value without confirmed DLD data on rental levels for 1-bedroom units. In the absence of up-to-date and verified rental contracts over the past year, a buyer will have to rely only on market observations and expectations rather than official income statistics. This limits ROI transparency and makes conclusions about the property’s yield speculative.

The area is undoubtedly developing very dynamically and enjoys strong mass-market demand for both sales and rentals, but specifically in the context of yield assessment for The 50 based on DLD data, it is not possible to provide ROI calculations and a fair investment price grounded in reliable rental rates.