1. Definition of the area and data structure
Actual location: According to DLD data, the building TOPAZ RESIDENCES 3 belongs to the Nadd Hessa area and the Silicon Oasis master project. The database for this building contains information on both sales and rentals; for rentals, a project-based filter is used. For calculations and comparative assessments, aggregated data for the Nadd Hessa area will be used, rather than for associated marketing zones.
2. Liquidity and transaction frequency
Over the past 12 months, 45 registered transactions have been recorded for the building, which confirms a sufficient level of liquidity for analysis. Across Nadd Hessa as a whole, the number of transactions exceeds 4,000 for the same period, which also indicates high market activity; this is particularly relevant for investors focused on exit or resale.
3. Sale price dynamics and area benchmarks
The average price per square metre in TOPAZ RESIDENCES 3 over the past 12 months is 8,630 AED, which is noticeably below the Nadd Hessa area average of 15,024 AED/m². This is a significant discount relative to the surroundings and, for an investor, may indicate both a price advantage and certain property-specific features (for example, apartment specifications or the particular market profile of this building).
The dynamics of the average price per m² for the building over recent years (on a quarterly basis) show confident growth: while in 2022–2023 the average price was 5,700–7,300 AED/m², in 2025–2026 (there are future-dated transactions that are not suitable for analysis) the price is noticeably higher. Over the past two years, the average has remained in the 7,900–8,600 AED/m² range, which is also confirmed by the latest transactions.
For Nadd Hessa, a much sharper price increase is observed in 2023–2025: quarterly values rose from 7,300–8,600 AED/m² in 2023 to 13,000–15,800 AED/m² in 2025, outpacing the growth in the building under review.
4. Rental rates and their dynamics
For TOPAZ RESIDENCES 3, the DLD database contains 72 valid rental contracts over the past 12 months (conditions: residential use, adequate size and amount), which provides high representativeness for calculating average rates. The current average annual rent per m² is 731.9 AED for the building, with an almost identical figure for Nadd Hessa — 736.1 AED/m².
It is important to note the steady growth in rental rates for the building over 3 years: in 2021–2022, the figures were in the 490–520 AED/m² per year range, while in 2024–2025 they reached 670–840 AED/m² (quarterly peaks). The area shows similar pace and dynamics: growth from 480–520 AED/m² in 2021–2022 to 700–750 AED/m² by 2025 (based on market contracts).
5. Comparison of sales and rental levels. ROI
TOPAZ RESIDENCES 3 remains more affordable compared to the area market (8,630 versus 15,024 AED/m²), while rental yields are almost identical to the market. Actual ROI (ratio of rental rate to purchase price based on DLD data for the last 12 months):
– For the building: 731.9 / 8,630 ≈ 8.5% (gross)
– For the area: 736.1 / 15,024 ≈ 4.9% (gross)
Taking into account transaction costs (7–8% in total, standard for the Dubai market), the effective (net) yield for the building will be approximately 7.9–7.8%, and for the area 4.5–4.6%.
Thus, at the current market price level, TOPAZ RESIDENCES 3 appears to be one of the most attractive entry points for an investor targeting a yield above 7% per annum. The fair “investment price” range for this building (based on a 7–8% annual yield target) is 9,149–10,456 AED/m². The current market level is significantly below this range. For a sale or purchase using the “7–8% annual yield” framework, there is room for further price growth in the future.
6. Investor outlook
The property demonstrates high liquidity (dozens of transactions and rental contracts annually), and the stable positive price dynamics over the past 3 years reflect the overall upswing of the Dubai market. Given the market discount of the building relative to the area and its high actual yield, TOPAZ RESIDENCES 3 can be viewed as an optimal option for rental with income maximisation, as well as an interesting asset for resale over a 2–3 year horizon as prices continue to rise. It should be noted that the stability of rental demand and high occupancy are confirmed by the DLD sample for comparable apartments in the complex.
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