ROI analysis of apartment in UniEstate Prime Tower: DLD data and real deals — 25.11.2025

1. Definition of the area and data structure

Actual location: UniEstate Prime Tower (in the DLD database listed as “Uniestate Prime Tower”) is located in Al Barsha South Fourth, within the master project Jumeirah Village Circle. All price and rental analyses are based on the actual DLD area.

Data volume: For UniEstate Prime Tower there are 266 registered sale transactions and 667 active/archived lease contracts, which allows for clear conclusions on liquidity and market fluctuations both for the building and for the area as a whole.

2. Liquidity, volume, and transaction dynamics

In the studio (0BR) segment for UniEstate Prime Tower:
– The main transaction peaks were in 2020 (71 deals), 2024 (31 deals), and 2025 (already 43 deals at the time of analysis, recorded by current quarters). The transaction volume is high, and the liquidity of studios in the building is confirmed by actual deals.
– Across Al Barsha South Fourth as a whole, the data sets are similarly large with a stable trend.

3. Price dynamics per m² (sales)

For studios in UniEstate Prime Tower:
– In 2024, average prices per square metre ranged from 12,259 to 13,497 AED, and in 2025 they show a gradual increase to 15,357 AED by Q4.
– In 2020, the level was noticeably lower (around 4,700–5,000 AED/m²), indicating substantial growth over the past three years.

For Al Barsha South Fourth:
– A similar upward trend with a higher average level: in 2024 prices remained in the range of 15,299–15,955 AED/m², reaching 17,800 AED/m² by Q4 2025.
– The gap between the building and the area persists: UniEstate Prime Tower is selling significantly below the average market level for studios in Al Barsha South Fourth.

Over the last 12 months, the average sale price of studios in UniEstate Prime Tower was 13,395 AED/m². For the area, the same indicator was 17,114 AED/m².

4. Rental rate dynamics and levels

For UniEstate Prime Tower (studios), the quarterly rental dynamics are as follows:
– During 2023, average values ranged from 640 to 685 AED/m² per year, rising to 832–1,194 AED/m² in 2024–2025.
– Over the last 12 months, the average rental rate for studios was 1,140 AED/m² per year.

For Al Barsha South Fourth:
– Studio rental levels are even higher: average values over the last 12 months are around 1,247 AED/m².
– The overall movement is similar: steady rental growth since 2021, with a notable jump in 2023–2025, confirming rental demand in the location.

5. Comparison: building versus area

Studios in UniEstate Prime Tower are selling 22% below the area’s average market level (13,395 versus 17,114 AED/m², with comparable rental rates: 1,140 versus 1,247 AED/m²), which creates a pricing advantage for the building relative to Al Barsha South Fourth as a whole.

6. Estimated yield and fair price calculation

– Gross yield (ROI) for studios over the last 12 months:
– For UniEstate Prime Tower: 8.5% per annum (1,140 / 13,395).
– For the area: 7.3% per annum (1,247 / 17,114).

Taking into account typical entry costs (7% transaction expenses), the effective yield for an investor will be:
– For UniEstate Prime Tower: about 7.9% per annum (8.5% / 1.07).
– For the area: approximately 6.8% (7.3% / 1.07).

Fair price range for an investor targeting a 7–8% yield (for the building):
– Minimum justified “fair” price for a target yield of 7–8% in the building: 14,250–16,285 AED/m² (1,140 / 0.08 to 1,140 / 0.07).
– The actual average price in UniEstate Prime Tower over the last 12 months is 13,395 AED/m², meaning the current market provides a yield above the target thresholds.

7. Key conclusions

In the studio segment, UniEstate Prime Tower demonstrates high liquidity for its class, stable transaction dynamics, and clear price attractiveness relative to the wider area. The average net yield (ROI) when purchasing a studio in this building exceeds 7.5–8% per annum, which is noticeably higher than the area average and aligns with the expectations of most buy-to-let investors. Current prices are even below the investment “fair value” range for a 7–8% target yield, reflecting a favourable “liquidity + yield” balance at this entry level.

For a long-term investor, the outlook for continued stable demand is supported by rising rental rates and transaction volumes. If the current market trend persists, there is potential for further convergence of the building’s prices with the wider area. No significant risks of liquidity issues or demand contraction are visible over the next 2–3 years.