1. Definition of the area and data structure
Actual location: according to DLD, the building THE PEARL belongs to the Al Jadaf area, master project Jaddaf Waterfront.
According to the DLD database, 8 sale transactions for 2-bedroom apartments in THE PEARL were recorded between October 2022 and November 2025 (note that some of these may be off-plan deals registered in advance). For rental contract analysis, the project THE PEARL is used; over the past 12 months no contracts have been registered specifically for “2 bed rooms”, but there have been 38 contracts for the entire building (all apartment types). Therefore, rental market analysis is only possible at the level of the whole building, not specifically for 2-bedroom units.
2. Sale price dynamics and levels
– Over the past 12 months, the average transaction price per square metre for 2-bedroom apartments in THE PEARL amounted to 12,742 AED/m² based on 3 deals.
– For comparison, across Al Jadaf the average level for all apartments over the same period is 19,696 AED/m² (3,287 deals).
– By quarter, there is a visible upward trend in the average price in this particular building: from 8,586 AED/m² (Q4 2022) to around 13,330 AED/m² (Q4 2025), although there is limited data for individual quarters.
– Overall, THE PEARL trades at a discount to the area: the gap between the current building level and the wider area over the year exceeds 30%.
3. Rental dynamics and levels
– Over the past 12 months, the average annual rental rate across the entire building THE PEARL (all apartment types) was 987.9 AED/m² (38 contracts).
– In Al Jadaf, for all apartments over the same period, the figure is 965.9 AED/m² (8,120 contracts).
– Quarterly dynamics show a steady increase in rates: recent quarters have recorded values around 900–1,090 AED/m², which fully correlates with the area-wide trend.
– The relatively high number of deals and contracts indicates that both the area and specifically THE PEARL enjoy strong tenant demand, while the rate in the building is slightly above the area average.
4. Comparison of liquidity and demand
– The number of purchase transactions in THE PEARL is small (3 deals per year for 2BR), which is normal for a single tower, while hundreds of transactions take place in the wider area every quarter.
– For rental contracts in THE PEARL, the total number over the past 12 months exceeds 35, while in the area as a whole there are more than 8,000 contracts. This indicates high liquidity both for the asset and for the entire district.
5. Yield (ROI) assessment for an investor
– Calculated gross yield (brutto ROI) for THE PEARL based on the last 12 months: 987.9 / 12,742 = 7.8%.
– For Al Jadaf: 965.9 / 19,696 = 4.9%.
– Taking into account typical entry transaction costs (around 7%), the adjusted (net) yield for the building is approximately 7.3% (7.8 / 1.07), and for the area as a whole — 4.6%.
– Investment-fair purchase price range to achieve a 7–8% yield in THE PEARL: 12,349–14,113 AED/m². The current level already matches the target yield without the need for an additional discount.
– On average across Al Jadaf, to reach the same yield an investor would need a substantial discount to the current market price in the area (fair price for 7–8% per annum: 12,074–13,799 AED/m² versus the recorded 19,696 AED/m²).
6. Conclusions for the investor
– THE PEARL is located in the fast-developing, liquid Al Jadaf area with an active rental and sales market.
– Based on current transactions, THE PEARL is priced significantly below the area average, while rental rates are at or slightly above Al Jadaf levels, delivering an attractive real yield (7.8% brutto — one of the best in the area).
– Taking into account registration, brokerage and other costs, net yield is estimated at slightly above 7%.
– Current price levels in the building already correspond to an investment yield of 7–8% per annum — the potential for further growth is constrained by this corridor.
– The Al Jadaf area as a whole continues to appreciate and remains liquid and in strong demand among tenants.
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