1. Definition of the area and data structure
Actual location: According to DLD, TOPAZ RESIDENCES 1 is located in the Nadd Hessa area, within the Silicon Oasis master project.
2. Sale transactions: frequency, dynamics and prices
A substantial volume of transactions has been recorded for TOPAZ RESIDENCES 1: from the beginning of 2020 to date, the DLD database shows 106 sales (for all apartment types). For 2-bedroom units (2BR), no recent sales have been identified, however the building as a whole has sufficient transaction history to analyse market dynamics.
Quarterly dynamics of the average price per square metre for the building:
– From 2020 to early 2022, prices fluctuated in the range of 5,200–7,700 AED/m².
– In 2022–2023 there was a gradual increase: from 6,700 to 7,400+ AED/m².
– Over the last 12 months, the average price per m² in the building reached 8,680 AED/m² (based on 14 transactions).
– For comparison: in Nadd Hessa over the same period the average price is higher — about 11,749 AED/m² (2,719 transactions over 12 months), which indicates a significant discount for TOPAZ RESIDENCES 1 relative to the wider area market.
The area’s dynamics are also clearly upward: since 2020, average values in the area have almost doubled, especially from the end of 2022 (8,500+ AED/m² up to 12,000 AED/m² in recent quarters).
3. Rentals: rates, contract frequency, dynamics
TOPAZ RESIDENCES 1 shows a high volume of rental contracts (515 in total, 56 over the last 12 months). For 2-bedroom apartments, no separate contracts are registered in the latest DLD data, but for the building as a whole the sample is sufficient to analyse the average rental rate.
– Average rental rate in the building over the last year: 817 AED/m² per year (56 contracts).
– Across Nadd Hessa as a whole, the average annual rate per m² is 738 AED (13,878 contracts over 12 months).
– Building dynamics: since 2020, rates have been gradually increasing from 500–650 AED/m² per year to the current 750–850 AED/m² (by quarters in recent years).
– In the area, a sharp increase has been recorded since mid-2023: values rose from the traditional 500–600 AED/m² to the current 700–800 AED/m², in line with the broader GCC rental market rally.
4. Comparison: building vs area
– The average purchase price per m² in TOPAZ RESIDENCES 1 over the last year has been noticeably below the area level (8,680 AED/m² versus 11,749 AED/m²), making the building relatively affordable among comparable options in Nadd Hessa.
– The average rental rate in the building, on the contrary, outperforms the area-wide figure: 817 AED/m² versus 738 AED/m² for the area.
5. ROI and yield
– Gross ROI for the building (calculated over the last 12 months): 817 / 8,680 ≈ 9.4% per annum.
– For Nadd Hessa: 738 / 11,749 ≈ 6.3% per annum.
– Net ROI (taking into account entry costs of 7–8%): for the building — around 8.7–8.8%, for the area — 5.8–5.9%.
– The “investment fair price” range for the building, based on a target yield of 7–8% per annum at the current rent of 817 AED/m², is from 10,200 to 11,670 AED/m². The market price based on recent sales (8,680 AED/m²) is significantly below this range, creating a positive yield buffer — current levels provide a return above the typical market target.
– In the area, the target price range for a 7–8% annual yield (based on 738 AED/m² rent) is 9,225–10,543 AED/m². The current area market price (11,749 AED/m²) is above this range, which explains the lower yields compared to TOPAZ RESIDENCES 1.
6. Liquidity and market outlook
The transaction volume for the building (106 over 4+ years) and the number of rental contracts (515 registered) indicate stable interest and good liquidity both for resale and for leasing — TOPAZ RESIDENCES 1 is clearly in demand among both investors and tenants. The dynamics for both sales and rentals are positive; there has been no sharp decline even during volatile periods.
Overall, TOPAZ RESIDENCES 1 currently stands out as one of the most attractive mass-segment buildings in Nadd Hessa in terms of the balance between market price and achievable yield. For investors and buyers focused on rental income, at purchase prices below 10,200–11,670 AED/m² this building can deliver yields of 8% and above, making it a strong alternative to the relatively “expensive” area market. Short-term dynamics and sustained demand are confirmed by last year’s benchmarks across both market segments (sales/rentals).
Summary: The current price level for TOPAZ RESIDENCES 1 allows buyers to acquire apartments cheaper than area comparables and achieve yields above the area average, while maintaining strong demand in both the resale and rental markets. This is an attractive option for investors seeking a balance between liquidity and yield in the mass segment of Silicon Oasis (Nadd Hessa).
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