ROI analysis of apartment in Trillionaire Residences by Binghatti: DLD data and real deals — 19.12.2025

1. Definition of the area and data structure

Actual location: according to DLD, Trillionaire Residences by Binghatti belongs to the Business Bay area and the Business Bay master project.

Scope of available data: around 400 sales have been registered for this building, with a significant share accounted for by 2-bedroom (2BR) apartments. There is no up-to-date rental breakdown for this building and for this specific unit type (2BR), nor at the master-project level; for the Business Bay area, however, the volume of rental contracts is very large (over 80,000 for the entire period), which allows us to use area-wide statistics.

2. Sales analysis: frequency, dynamics, comparison with the area

Transaction frequency and dynamics for the building (2BR):

– Quarterly statistics for 2BR units in Trillionaire Residences by Binghatti show activity starting from Q4 2023: on average from 7 to 17 deals per quarter in 2023–2024. This indicates high liquidity at the project launch stage.
– Average sale price per square metre (for 2BR, after filtering out incorrect values) by quarter:
– Q4 2023: 23,888 AED/m²
– Q1–Q3 2024: stable at 24,600–25,200 AED/m²
– Q4 2024: a drop to 18,991 AED/m², followed by growth in 2025 and a one-off spike (up to anomalous values, likely related to registration of individual transactions at very high prices). This may be driven by internal specifics of primary market registration and the allocation of areas.

Comparison with the area (2BR):

– Over the past four years, the average price for 2BR apartments in Business Bay has grown from ~14,700 to ~23,300 AED/m². For the most recent available quarters:
– Q1–Q4 2024: the average price range for the area is 22,100–23,400 AED/m².
– Trillionaire Residences by Binghatti over the last 12 months shows an average price of 27,727 AED/m² for 2BR units — roughly 21% above the average market price for comparable apartments in Business Bay (22,844 AED/m² over 12 months).

3. Rentals: level and dynamics

– For this specific building and unit type (2BR), there are no registered rental transactions in the DLD database for the entire period; similarly, there are no contracts at the master-project level.
– At the Business Bay area level, there is a large aggregated dataset: over the last five quarters, the average rental rate in Business Bay (for all apartments, without breakdown by type) has increased from ~1,160 to ~1,300 AED/m² per year (12 months). The current average rental level per m² over the last 12 months in Business Bay is 1,304 AED/m².

Important: since there are no rental transactions for the building/master project, all yield estimates below are given only at the area level.

4. Yield calculation and investment fair price

– Average purchase price for a 2BR in Trillionaire Residences by Binghatti over the last 12 months: ~27,727 AED/m².
– In Business Bay over the same period: ~22,844 AED/m² (2BR), with area-wide rent at 1,304 AED/m²/year.
– Gross yield for the area: 1,304 / 22,844 = 5.7% per annum. For this building, the calculation is not possible due to the absence of rental contracts.
– Net yield (taking into account initial costs of 7–8%): ~5.3–5.4% per annum for the area.
– For a target investment yield of 7–8% per annum in Business Bay, the fair purchase price range is 16,300–18,600 AED/m² (i.e. 20–28% below the current area average and 35–41% below the average for Trillionaire Residences). This is a theoretical benchmark: the market is currently trading higher.
– The current 2BR price in Trillionaire Residences significantly exceeds both the “investment fair range” and the area average — the premium is over 20%. This pricing is explained by the positioning of the new development and the developer’s expectations, but for yield-focused investors it represents a high entry bar.

5. Liquidity and outlook

– Liquidity for the building is high: on average 10–15 2BR transactions per quarter; across the area, the total number of sales and rentals is huge, and demand is stable.
– The pace of price growth in the area over the past three years has been very strong; however, the average yield for an investor is now at a moderate level, while the entry premium to the area is high.
– Investor outlook: the asset is best suited to buyers whose priority is a quality new development and a premium product in Business Bay, rather than pure yield maximisation. For a yield-driven buyer, it is worth carefully considering a purchase at a discount to current asking prices or exploring alternative projects in the area.

6. Assessment — conclusions

– The current price per m² in the building is significantly above the area average.
– The average market yield for the area is 5.7% (gross), but for the building the calculation is not possible due to the absence of rental transactions.
– For long-term rental (buy-to-let) purposes, purchasing at these prices does not fit a “7–8% ROI” model, unless one expects a substantial increase in rental rates over the next 2–3 years.