1. Area definition and data structure
Actual location: according to DLD, THE REGENT is located in Al Yelayiss 2, master project TOWN SQUARE. DLD records show 434 sales for this building.
2. Sales dynamics and market liquidity
Transactions for studios (0BR) in THE REGENT started in 2023.
The sales peak was in Q2 2023 with over 170 deals, after which volumes dropped sharply: 30–6 deals in Q3–Q4, and 2–7 deals per quarter in 2024. This indicates an active launch phase followed by a decline, suggesting that the majority of sales were on the primary (off-plan) market.
Average price per m² (AED) in THE REGENT (studios):
– In 2023, Q2 — 15,182
– In 2023, Q3 — 14,744
– In 2024, Q2 — 14,744 (few transactions)
– In 2025 and beyond (taking into account future transaction dates that may reflect off-plan registrations) — growth into the 15,995–16,291 range.
The average price per m² over the last 12 months (the most recent smoothed estimate) is 16,249 AED for studio transactions in THE REGENT.
For comparison, in Al Yelayiss 2 (studios) the price fluctuated in the 14,848–13,360 AED per m² range in 2024, and a similar level has been maintained over the last 12 months (15,513 AED per m²). The average price in the area is roughly 5% lower than in THE REGENT.
Long-term area dynamics: over the last 4 years, studio prices in Al Yelayiss 2 have risen from 8,500–11,000 to 15,000–15,700 per m², an increase of more than 40% over the period, but the growth rate is slowing.
3. Rental rates and yield calculation
Over the last 12 months, DLD has not registered any valid studio lease contracts in THE REGENT with sufficient detail (using filters of annual payment above 1,000 AED and area above 10 m²).
Switching to the master project level TOWN SQUARE (and the wider Al Yelayiss 2 area) gives an average studio rental rate of 1,326 AED per m² per year (the figure is identical for both the area and the master project, meaning they fully overlap).
Studio rental dynamics in Al Yelayiss 2:
– In 2020 — in the range of 710–830 AED/m²/year.
– In 2022 — around 800–880; in 2023 — growth to about 1,000–1,030.
– In 2024 — further growth to 1,080–1,210 AED/m²/year.
This is a steady and quite impressive increase in average rents in the area.
4. Price–rent comparison, ROI and “fair” price range
– Average studio sale price in THE REGENT over the last 12 months — 16,249 AED/m² (building level), in the area — 15,513 AED/m².
– Average studio rent in the area over the last 12 months — 1,326 AED/m²/year.
ROI calculation for an investor:
– Gross ROI for the area: 1,326 / 15,513 ≈ 8.5% per annum (slightly lower for THE REGENT, around 8.2%).
– After accounting for entry costs (around 7–8% of the purchase price), the effective net yield (net ROI) for the area is about 7.8–7.9% (1,326 / 16,589 ≈ 8.0% if we assume an entry price 7% higher; for THE REGENT approximately 7.6%).
– For an investor targeting a 7–8% annual yield, the fair price range is 16,575–18,943 AED/m² (calculation: 1,326 / 0.08 — 1,326 / 0.07). The actual building price is within this range, at the upper boundary.
5. Liquidity analysis, investment outlook and conclusions
– Studio transaction volume in THE REGENT was very high in the launch period (mid-2023) and is now declining, which is typical for new off-plan buildings in TOWN SQUARE.
– The area and master project show stable demand: transactions occur every quarter, studio rentals are well represented, and overall liquidity is high.
– The price trend is stable, but the strongest jump occurred at launch — going forward, we are more likely to see stabilization or limited growth of up to 5% per year.
– In terms of yield, the area and THE REGENT remain investment-attractive: actual ROI is above 8% gross (7.6–8% net), which matches a typical investor’s target range. THE REGENT has a small price premium to the area (around 5%), which is justified by its newness.
Summary: THE REGENT is a highly liquid next-generation building in TOWN SQUARE, and the market price based on last year’s transactions is close to “fair” from an income-investor perspective. Rental dynamics indicate steady but slowing growth. For a strategy focused on moderate capital appreciation and stable income, the asset remains relevant.
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