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1. Definition of the area and data structure
Actual location: The TOPAZ RESIDENCES 1 asset is confirmed in the DLD database as a residential building in the Nadd Hessa area, within the Silicon Oasis master project. The analysis is based on data for the entire building, covering studio apartments and various residential layouts, with a primary focus on 2-bedroom units (2BR). However, there have been no separate transactions recorded for 2BR units in recent periods — therefore, the analysis has been carried out for all apartments, treating the building as a whole.
2. Market activity and liquidity
Sales: For TOPAZ RESIDENCES 1, a total of 106 transactions have been recorded for residential apartments (Flat) — this is a strong volume for a single building, indicating good liquidity and active change of ownership. Each quarter, 3 to 12 deals are registered, with particularly strong growth in sales observed from 2023 onwards.
Rentals: Over the past years, 515 rental contracts with valid parameters (correct area and rental amount) have been concluded in this building. On average, the building sees at least 12–35 leases per quarter, and in some quarters even more — this is a high indicator of tenant presence and stable rental demand.
At the level of Nadd Hessa and Silicon Oasis, there is also a large volume of transactions, which points to strong investment and end-user demand.
3. Purchase price dynamics
Building: Over the past 3–5 years, the average purchase price per square metre in TOPAZ RESIDENCES 1 has shown moderate growth with some fluctuations:
- In 2021–2022, prices remained in the range of 5,200–6,700 AED/m², with gradual growth.
- In 2023, the average level moved up to 7,300–7,500 AED/m².
- In 2024, growth accelerated to 7,600–9,000 AED/m², and in the completed quarters of 2025 the average price rose to 9,200–9,300 AED/m².
Area: In Nadd Hessa, for mid-sized apartments, the dynamics shifted from 6,000–6,500 AED/m² (2021–2022) to 8,200–11,700 AED/m² (2023–2024), with some peak values in 2025 reaching 14,000–15,000 AED/m².
Average purchase price over the last 12 months:
- Building: 8,875 AED/m²
- Nadd Hessa area: 14,286 AED/m²
It is clearly visible that TOPAZ RESIDENCES 1 is on average 37–40% cheaper than the wider area, which can make the building more attractive for yield-focused investors.
4. Rental dynamics and levels
Building: The average rental rate in TOPAZ RESIDENCES 1 has been steadily increasing:
- In 2020–2021, the rate fluctuated around 500–630 AED/m² per year.
- By early 2023 it had reached 617–645 AED/m², followed by consistent growth to 714–816 AED/m² in the current quarters of 2024–2025.
- The average rental rate per square metre over the last 12 months amounted to 817 AED/m².
Area/master project: For Silicon Oasis, the comparable rate over the last 12 months is 736 AED/m².
TOPAZ RESIDENCES 1 is currently renting slightly above the area average (+11% versus the area), while selling at a significantly lower price than the area.
5. Comparison of price and rent, return (ROI)
“Brutto” ROI calculated by comparing the current average purchase price and average rent over only the last 12 months:
- Building: 817 / 8,875 ≈ 9.2%
- Area: 736 / 14,286 ≈ 5.2%
Taking into account initial entry costs (taxes and fees of 7–8%), the “net” yield will be:
- Building: ≈ 8.5–8.6%
- Area: ≈ 4.8–4.9%
This is a very high level for the Dubai market, explained by the relatively moderate entry price in TOPAZ RESIDENCES 1 and high rental occupancy. The average yield across the area is noticeably lower, reflecting the overall market situation (most new developments in Silicon Oasis are more expensive per square metre).
Fair price range for a target yield of 7–8% per annum (benchmarks for an investor-buyer focused on rental income):
- Building: 817 / 0.08 ≈ 10,200 AED/m² (for an 8% yield), 817 / 0.07 ≈ 11,670 AED/m² (for 7%).
The current average sale price (8,875 AED/m²) offers a yield premium to the investor — entering at the building’s average price range is justified even for a demanding investor.
6. General conclusions and outlook
- TOPAZ RESIDENCES 1 is a liquid project in the rapidly developing Silicon Oasis (Nadd Hessa) area, with strong conversion both in rentals and in sale-purchase transactions;
- The average entry price in the building is significantly below the area average, while rental rates are higher, resulting in one of the best ROI indicators in the area — this is particularly attractive for investors;
- The dynamics over the last three years show confident growth in both prices and rental rates, while the building remains stable in terms of leasing (high occupancy);
- The outlook for the building and the area is positive: as the area and its infrastructure continue to grow, gradual capital appreciation is likely, although the significant gap with the wider area may narrow over time (price growth is probable).
Investor recommendation: the asset is more attractive than most comparable options in terms of yield; the current entry window is optimal at around 8,900 AED/m², but as the market normalises and overall prices in Nadd Hessa rise, the “discount” to the area is likely to shrink.
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