1. Definition of the area and data structure
Actual location: According to DLD, the building THE REGENT is located in Al Yelayiss 2 and belongs to the TOWN SQUARE master project. In the database, studio apartments are recorded as “Studio” without using 0BR, which is taken into account in the subsequent calculations.
The DLD database shows 434 transactions with apartments in this building (including 20 studios), which allows for sufficiently confident conclusions both at the building level and for the studio segment.
2. Transaction and price dynamics for THE REGENT (studios)
Over the past two years, there have been 7 studio transactions in THE REGENT within a 12‑month period. Over the last five quarters, the average sale price per m² for studios has ranged from 14,744 AED to 16,291 AED per square metre. For the last 12 months, the average figure was 16,249 AED/m².
For comparison: in Al Yelayiss 2 the average transaction price per square metre over the same period was 13,756 AED/m², with more than 4,000 transactions per year, which indicates high liquidity in the location. Thus, THE REGENT sells at a premium of around 18% to the average market level in the area for the studio segment, which is explained by the building’s recent completion and its status.
The dynamics in Al Yelayiss 2 also show a steady price increase over the past three years, moving from 7,900–10,500 AED/m² to 11,400–14,000 AED/m². The growth rates at THE REGENT are in line with the area’s trend, but the price level remains consistently higher.
3. Rental rates for THE REGENT and the area
Rentals in THE REGENT are recorded in DLD: 9 studio rental contracts have been registered over the past 12 months. The average annual rent for a studio per square metre is 1,431 AED, with the range over recent quarters between 1,400 and 1,500 AED/m². For comparison, across the wider market (studios in all projects in the area and the city), the average rate is 1,271 AED/m² — meaning THE REGENT rents out at almost 13% above the area average.
This indicates solid demand and attractiveness for both tenants and investors: rental rates are stable, and the number of new contracts in the building and the area per year is high (tens of thousands across the area — very high liquidity).
4. Investment metrics: yield (ROI) and fair price
Based on average values over the last 12 months:
– Average purchase price for a studio: 16,249 AED/m² (THE REGENT), 13,756 AED/m² (area).
– Average rent: 1,431 AED/m² (THE REGENT), 1,271 AED/m² (area).
Gross yield (ROI) for a studio in THE REGENT: 1,431 / 16,249 ≈ 8.8% per annum. For the area: 1,271 / 13,756 ≈ 9.2% per annum.
Estimated net yield (ROI_net), taking into account standard acquisition costs (around 7% of the purchase price): 8.8% / 1.07 ≈ 8.2% for THE REGENT, 9.2% / 1.07 ≈ 8.6% for the area.
Fair purchase price range for an investor targeting a 7–8% annual yield:
– For THE REGENT: 1,431 / 0.08 = 17,888 AED/m², 1,431 / 0.07 = 20,443 AED/m².
– For the area: 1,271 / 0.08 = 15,888 AED/m², 1,271 / 0.07 = 18,157 AED/m².
The current average achieved price is within and slightly below this range, which means the investment appeal remains in place both for THE REGENT and for the area as a whole.
5. Liquidity and recommendations
THE REGENT shows a high number of transactions and rental contracts even in the studio segment. Al Yelayiss 2 and the TOWN SQUARE master project demonstrate steady growth in both sales and rentals, confirming strong demand.
Conclusion: prices and rents in THE REGENT are slightly above the area average, yet the yield remains at the upper end of the target range (8–9% gross). There is no sign of weakening demand, and the supply volume is stable. This is an attractive option for an investor, especially if the goal is to invest in new property with a transparent market track record. It is advisable to keep a close eye on maintaining a competitive rental rate, as yields in THE REGENT are close to the market level but do not provide a substantial premium over the area.
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