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1. Definition of the area and data structure
Actual location: According to DLD, the Verdes by Haven project (registered with DLD as Verdes by Haven 1) belongs to the Wadi Al Safa 5 area. For the analysis, we used all transactions for two-bedroom apartments (2BR) in this project, as well as a comparative benchmark for Wadi Al Safa 5.
According to the DLD database, over the past 12 months there have been 179 actual transactions in Verdes by Haven (2BR); in Wadi Al Safa 5 for this asset class — more than 4,800 transactions and over 10,000 annual rental contracts.
2. Price dynamics and purchase levels
In Verdes by Haven (2BR), the dynamics of the average price per square metre over the last 5 quarters (from late 2023 to 2025, including the current year) have been high and stable: from 14,445 to 14,592 AED/m². Quarterly transaction volumes indicate strong demand, especially recently (206 in Q4 2024, 133 in Q1 2025).
For comparison, across Wadi Al Safa 5 as a whole (2BR):
– The average price per m² has grown more smoothly: from ≈ 6,129 AED/m² at the beginning of 2023 to 13,409 AED/m² in Q4 2025;
– Over the last 12 months, the district’s average level is 11,541 AED/m².
Thus, Verdes by Haven (2BR) is currently trading approximately 25%–26% above the 12‑month district average, which is explained by the specifics of a new project and, most likely, higher quality and demand.
3. Rental market analysis and yield calculation
For Verdes by Haven itself or its master project, no rental contracts for 2BR units have yet been registered — this is typical for new / not yet handed-over properties. Therefore, the rental analysis is based on Wadi Al Safa 5:
– According to DLD, the average actual annual rental rate in Wadi Al Safa 5 for all residential properties over the past 12 months is 765 AED/m².
– This figure is relevant for comparing yields, although the exact level for Verdes by Haven may differ in the future in either direction (both as a premium for newness and quality, and as potential discounts when a large number of units enter the market simultaneously).
4. Current ROI and the range of “investment fair value”
– Rough gross yield (brutto ROI) for an investor in the Wadi Al Safa 5 market (2BR): 765 / 11,541 ≈ 6.6% per annum;
– For Verdes by Haven (purchase at 14,529 AED/m²) — approximately 765 / 14,529 ≈ 5.3% per annum.
Taking into account standard entry costs (around 7%), net yield (net ROI) will be about 7% lower:
– For the district — around 6.2%;
– For Verdes by Haven — roughly 5.0%.
– To reach the typical yield for the city and this asset class of 7–8% per annum, the fair purchase price range is calculated as:
– Lower bound: 765 / 0.08 ≈ 9,560 AED/m²;
– Upper bound: 765 / 0.07 ≈ 10,930 AED/m².
– The current average price in Verdes by Haven (2BR) is 14,529 AED/m², which is significantly above the “investment‑fair” range (by roughly 33–45%).
5. Liquidity and market outlook
– In Verdes by Haven, a substantial number of 2BR transactions (179) have already been completed over the past year, indicating strong interest and liquidity; Wadi Al Safa 5 as a whole is clearly an active market with a large pool of secondary and rental deals.
– However, there are still no actual rental contracts recorded for Verdes by Haven (the property is evidently in the process of being commissioned / handed over).
– In terms of dynamics, Verdes by Haven maintains a price per m² at a premium to the district average, while Wadi Al Safa 5 is showing rapid strengthening of both sales and rental rates (almost a twofold increase in prices from early 2023 to late 2024).
6. Investor takeaway
– Verdict: Verdes by Haven (2BR) is a liquid and in-demand new project, but the current price per m² implies a substantial (25–45%) premium to the average market level in Wadi Al Safa 5 and imposes strict constraints on expected returns (only about 5% net per annum at current prices and average district rents).
– To reach the 7–8% annual yield targeted by many investors, purchases should be made below 11,000 AED/m² (at district level), which differs significantly from today’s pricing in Verdes by Haven.
– Capital appreciation is possible if prices continue to grow and the premium for newness increases, but over a 1–2 year horizon the rental potential for Verdes by Haven remains unrealised due to the lack of actual rental statistics for the project in the DLD database.
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