1. Definition of the area and data structure
According to DLD data, transactions for UNIESTATE MILLENNIUM TOWER are attributed to the Nadd Hessa area, master project Silicon Oasis. The database records 59 transactions for 1-bedroom apartments (1BR) over the entire observation period.
2. Liquidity of the property and the area
The building has moderate liquidity: historically, 59 completed transactions for 1-bedroom apartments have been recorded in the database. In the Nadd Hessa market, demand is significantly higher – hundreds of transactions for similar apartments are registered in the area every year. In the rental market, more than 100,000 contracts have been recorded for the area as a whole; however, there is no information on actually registered DLD leases specifically for this building/apartment class.
3. Sale price dynamics over 3–5 years
For UNIESTATE MILLENNIUM TOWER there is a sharp increase in the average price per m²:
– In 2021 the average price level in the building was about 3,600 AED/m² (the only quarter with a large number of transactions).
– From 2024, transactions in the building resume at a fundamentally new level: 9,600–11,200 AED/m², with the average over the last 12 months at 11,100 AED/m².
– In Nadd Hessa for 1-bedroom apartments there is also a pronounced jump: from 6,800–8,500 AED/m² at the beginning of 2024 to 12,800 AED/m² in the later quarters, with a 12‑month average of 12,800 AED/m².
Thus, UNIESTATE MILLENNIUM TOWER is currently slightly cheaper than the area benchmark by 13–15% and in recent months has not caught up with the maximum price level in the area. This may be a positive factor in terms of price/quality ratio for a purchase.
4. Rental prices and yield
According to DLD data for the building and for Nadd Hessa in the 1-bedroom apartment segment, there are NO EXECUTED rental contracts (or there are too few of them — not enough for statistically meaningful data). Therefore, it is not possible to calculate yield for the building.
Across Nadd Hessa for all apartment types, the average annual rental rate over the last 12 months is about 735 AED/m². This figure is the area-wide average for all apartments, not specifically for 1BR.
5. ROI calculation
Gross yield at current market levels can only be calculated at the area level (not for a specific building/apartment), based on the average area purchase price of 12,800 AED/m² and the average rent of 735 AED/m²:
– Gross ROI for the area is about 5.7% per annum (735 / 12,800).
– Net ROI, taking into account initial costs (7–8%) and an effective entry price of ~13,700–13,800 AED/m², is about 5.3–5.4% per annum.
– To reach a yield of 7–8% per annum while maintaining the rental level of 735 AED/m², the fair purchase price range for the area is 9,200–10,500 AED/m². The current price in the building is 8–20% above the upper bound of this fair range, and for the area as a whole it is 20–30% above.
6. Key conclusions on the property
– Liquidity for sale transactions is average — there are deals in the building, but not on a large scale.
– Prices in the building have risen significantly and are still slightly lagging behind the area maximum.
– Current market value is inflated relative to potential yield: to achieve a 7–8% annual return, the purchase price needs to be significantly below current levels.
– Without confirmed DLD rental contracts for 1-bedroom apartments in the building or in the segment, the yield analysis is only relevant as an area-wide trend.
– The area remains dynamic in terms of transaction volume and rental rate formation; overall the segment is active (a large number of transactions in the area and thousands of new rental contracts).
– An investor targeting a 7–8% annual return in the area should focus on purchasing below market level or consider less “overheated” properties.
7. Data preparation for charts
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