1. Definition of the area and data structure
Actual location: The Grand is confirmed in the DLD database as being located in Al Khairan First, within the Dubai Creek Harbour master project. The analysis below is based strictly on these locations; no renaming or marketing substitutions are required — all conclusions are drawn using the real DLD-designated area.
2. Structure and volume of transactions
For 1-bedroom apartments (1BR) in The Grand, 217 transactions have been registered. This is a sufficiently large sample to analyse price dynamics both at the building level and in comparison with the master project and the wider area. Over the last 12 months, 40 1BR transactions were completed in The Grand, while in Al Khairan First (effectively the whole of Dubai Creek Harbour) there were 1,922 1BR transactions, which confirms high liquidity.
3. Price dynamics per m² — building, master project, area
The Grand (1BR): the average price per m² over the last 12 months was around AED 25,066/m². Over the past 3 years there has been a consistent upward trend with significant fluctuations: the lowest quarterly level was below AED 18,000/m² (2020–2021), followed by gradual growth, and in 2024 the quarterly averages for 1BR units fluctuated in the range of AED 23,000–27,500/m².
Dubai Creek Harbour (master project, 1BR): the dynamics are similar, but the values are slightly lower — over the last 12 months the average transaction price for comparable units was around AED 26,000/m². In the last quarters of 2024 and early 2025, quarterly averages were in the range of AED 24,000–27,000/m².
Al Khairan First (area): since the entire area is covered by Dubai Creek Harbour, the indicators are identical to the master project — AED 26,000/m² over the last year.
4. Rental market analysis
According to the DLD system, over the last 12 months no rental contracts (Ejari) for 1BR apartments have been registered for The Grand, Dubai Creek Harbour, or the Al Khairan First area. Likewise, not a single valid 1BR rental has been identified for this period even across the entire area. Therefore, it is impossible to calculate actual market rents and ROI based on DLD data.
5. Assessment of fair yield and ROI
Due to the complete absence of registered 1BR rental data in DLD over the last 12 months, it is not possible to state any reasonable DLD-confirmed rental rate for The Grand, the master project, or the wider area. Accordingly, no numerical estimates of yield or “fair value” for investment purchases can be provided. This situation is typical for new projects and usually reflects either the absence of long-term leasing or delays in registering contracts with DLD.
6. Conclusions and outlook
– The Grand is a liquid asset with an active secondary and primary market: 1-bedroom transactions are recorded every month.
– Historically, the building has been priced per m² at or above the rest of Dubai Creek Harbour projects.
– The 3–4 year trend is positive, with growth in average prices, especially after 2022.
– The lack of rental data makes it impossible to formally calculate market yield, ROI, or a fair purchase range for an investor. Rental potential can only be analysed once contracts start appearing in DLD.
– Buyer demand remains stable, which makes the asset attractive for further monitoring and potentially for speculative capital appreciation; however, until actual rental data appears, its income profile cannot be properly assessed.
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