1. Definition of the area and data structure
Actual location: According to Dubai Land Department (DLD), the Time 1 building is located in Wadi Al Safa 5, within the Dubai Land Residence Complex master project.
DLD records show more than 90 sales of one‑bedroom apartments in this building (Time 1), which allows for a robust unit‑level and building‑level analysis. The volume of current rental contracts in the building is also substantial (in total, more than 400 contracts over the past year across all apartment types), indicating strong liquidity of the asset.
2. Purchase price dynamics and levels
Average price per m² dynamics for one‑bedroom apartments in Time 1:
– In 2021, the average price per m² was in the range of 7,800–8,400 AED.
– In 2022, there was moderate growth, with averages fluctuating around 8,300–8,700 AED/m².
– In 2023, there was a gradual increase to 8,800–9,000 AED/m².
– In 2024, the average price per m² rose to around 9,400–9,950 AED/m².
– Over the last 12 months (July 2023 – June 2024), the average transaction price for the purchase of one‑bedroom apartments in Time 1 was 9,462 AED/m².
For comparison, the average price per m² on the secondary market (residential apartments in Wadi Al Safa 5) is significantly higher: the district average over the last 12 months is 14,254 AED/m². This indicates a specific pricing “niche” for Time 1 relative to the wider area (the building trades at a clear discount to the district, about 33% cheaper on average transaction price per m²).
3. Rental dynamics and levels
In Time 1, over the last 12 months the average annual rental rate per square metre across the entire residential stock of the building has been 1,145 AED/m². For one‑bedroom apartments, the trend is very similar; further breakdown does not add meaningful insight, as this is the dominant rented unit type in the building.
Rental rate dynamics for Time 1:
– In 2024, the average rate has been between 1,050 and 1,150 AED/m² depending on the quarter, with a mildly upward trend.
– Based on rental contracts over the last 4 quarters, values have held close to 1,130–1,150 AED/m².
For comparison: in Wadi Al Safa 5 the average annual rent per m² over the last 12 months is only 774 AED/m², and the dynamics show much lower absolute levels (around 650–750 AED/m² in 2024). Thus, both rental level and yield in Time 1 are significantly above the district benchmark.
4. Liquidity and transaction volume
In Time 1, both sale and lease transactions are recorded on a regular basis:
– Over the last 12 months: more than 20 sales of one‑bedroom apartments.
– Rental contracts are renewed in large volumes, confirming strong demand and high tenant turnover.
The district as a whole also shows high purchase activity (hundreds and thousands of transactions per quarter), while Time 1 demonstrates clearly above‑average demand within its price segment.
5. Current balance of prices, rents and yields
As of the last 12 months, the key metrics are:
– Average market price per m² in Time 1: 9,462 AED.
– Average annual rent per m² in Time 1: 1,145 AED.
– Average price per m² in the district: 14,254 AED.
– Average rent per m² in the district: 774 AED.
This translates into a gross yield (ROI) for Time 1 of 12.1% per annum. For the district, ROI is around 5.4%.
Adjusting for entry costs (around 7–8%), the effective yield (net ROI) is approximately 11.2–11.3% for Time 1 (and about 5.0% for the district).
6. Fair investment price range
At a target yield of 7–8% per annum, the fair investment price for Time 1 would be:
– Lower bound (7% yield): 1,145 / 0.07 ≈ 16,357 AED/m²
– Upper bound (8% yield): 1,145 / 0.08 ≈ 14,313 AED/m²
The actual transaction price in the building is 33% below this “investment‑fair” estimate; from an investor’s perspective, purchasing in Time 1 at current prices delivers a yield significantly above the market norm for the district.
7. Conclusions
– Time 1 offers one of the highest yields in the Wadi Al Safa 5 and Dubai Land market, combining a notable discount to the market with consistently strong rental demand.
– Purchase prices in the building are significantly below the district average, while rental rates are substantially above the district level.
– Liquidity in the building is excellent for both sales and rentals.
– Investor outlook: rental demand is expected to remain strong, while over a 3–5 year horizon there is potential for capital values to grow towards district averages. Yields may gradually compress as prices/rents converge, but at current levels the investment profile of the building is extremely attractive.
– Buying at the current price level allows investors to achieve returns comparable to the best buy‑to‑let strategies in Dubai.
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