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1. Definition of the area and data structure
Actual location: The Acres project is located in Wadi Al Safa 7 according to DLD data. There is no separate master project allocated. All transactions are tied to The Acres project, and this is the area used for comparison with the market.
2. Transaction volume and structure
Since the launch of the project, around 700 transactions have been registered for The Acres. For two-bedroom units (2BR), there are still no separate deals recorded under the approved filter (rooms_en = ‘2 b/r’), therefore all further calculations are based on the entire The Acres project and on Wadi Al Safa 7 as a whole.
Over the past 12 months, the average price in the primary sales market in The Acres amounted to 14,962 AED per square metre. For Wadi Al Safa 7, the average is 12,717 AED per m², meaning The Acres is selling at a premium of about 18% to the district average.
3. Price dynamics for the project and the district
In The Acres, active sales started in 2024, and the average price per m² has ranged from 14,000 to 16,000 AED in different quarters. The volume of sold units is consistently high — in peak quarters up to 500 transactions are recorded, which is an excellent liquidity indicator for the district.
Wadi Al Safa 7 has shown confident price growth over the past 3–5 years. In the early 2020s, the average price was 6,300–9,000 AED per m²; by 2024 it had risen to 12,600 AED, and in the latest quarters to 13,000+ AED. The price structure is cyclical and stable, with no sharp downturns identified.
4. Rental market
For The Acres itself, there are still no valid rental contracts in the DLD database. For Wadi Al Safa 7, the situation is different: over the past 12 months more than 1,700 contracts have been concluded, with an average annual rental rate of 848 AED/m² (for residential properties).
The district’s rental market is growing rapidly: as recently as 2021 the average level was around 450–480 AED/m², while in 2024 values of 800+ AED/m² have already been recorded, with a continued upward trend.
5. Comparative analysis and returns
Current 12‑month price levels:
– The Acres: 14,962 AED/m² (sales, all unit types)
– Wadi Al Safa 7: 12,717 AED/m² (sales), 848 AED/m² (rent)
Gross ROI for the district (calculated based on the Wadi Al Safa 7 market):
ROI_brutto = 848 / 12 717 ≈ 6.7% per annum
Taking into account typical entry costs (7%), the projected net return (ROI_net) achievable for an investor buying at the district’s average market price is around 6.2%.
For The Acres, an accurate ROI estimate is not possible: there are no confirmed DLD rental contracts for the complex, and the average rate is taken only as a district benchmark.
Fair price range for an investor (for a target yield of 7–8%) for the district: 10,600–12,100 AED/m². This means that the current market price in The Acres (around 15,000 AED/m²) is significantly above the investment‑fair range for a 7–8% target yield. To reach such a high ROI in The Acres, future investors will need either rapid rental growth or a discount at entry.
6. Liquidity assessment and investment outlook
– The Acres demonstrates extremely high liquidity among new projects in Wadi Al Safa 7: active sales and a large number of transactions each quarter.
– Wadi Al Safa 7 shows a steady upward trend in both prices and rents, confirming the overall investment appeal of the location.
– Price levels in The Acres are 15–20% above the district average, reflecting its premium positioning versus neighbouring projects.
– At present, returns on new deals in the district are below the typical 7–8% target (achievable is ~6.2% net). Expectations for The Acres should be even more conservative — without rental growth or bulk discounts, the current price looks overstated if the focus is solely on rental income.
Conclusion: The Acres is a highly liquid and in‑demand project for end buyers, but for buy‑to‑let investors it makes sense to aim for entry prices close to the fair range (10,600–12,100 AED/m²). The district has strong potential for rental growth, but the price premium for The Acres requires justification through additional uniqueness or strong capital appreciation prospects.
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