1. Definition of the area and data structure
Actual location: according to Dubai Land Department (DLD), the Viridian building is located in the Al Wasl area and belongs to the City Walk master project. All area‑level calculations and benchmarks are compiled strictly for this address, as confirmed by DLD data.
2. Data structure and transaction volumes
For the “2 bedrooms” type in Viridian, 52 sale transactions were identified between 2022 and 2025. According to DLD, 44 lease contracts have been registered in the building across all apartment types over the entire period, but there are no specifically recorded contracts for 2‑bedroom units. For rental calculations, all relevant apartments in the Viridian project are used, and for comparative analysis, all Flat‑type apartments in Al Wasl are taken into account.
3. Transaction frequency and liquidity
The Viridian 2BR transaction bank shows peak activity in 2022 (over 70% of all deals for the entire period). In subsequent years, the sales pace slowed (sporadically 1–3 deals per quarter). This is typical for newly completed properties, where the bulk of re-registrations occurs in the first year as investors enter, followed by a stabilisation of transaction flow.
4. Price per sq.m dynamics (Viridian and Al Wasl)
In 2022, the average sale price of 2BR apartments in Viridian ranged from 20,000 to 21,600 AED/m². In 2023 there was a spike (up to ~27,000 AED/m² in Q2), followed by a decline to 20,000–22,000 AED/m². At the beginning of 2024, growth to 24,900–30,300 AED/m² was recorded; however, the latest transactions show significant volatility (one‑off values of 18,400 and 33,900 AED/m² – likely reflecting sharp individual discounts or premiums).
A similar trend is observed in the Al Wasl benchmark: since 2022, the average price has been steadily rising from ~19,300 AED/m² (Q1 2022) to 27,000–33,000 AED/m² in 2024–2025. The average sale price of apartments in Al Wasl over the last 12 months is 33,173 AED/m².
In Viridian, over the same 12‑month period, the 2BR average is 21,794 AED/m², which is 34% below the area. Thus, the asset is trading at a discount to the Al Wasl market.
5. Rental rates: dynamics and levels
There have been no recorded 2BR contracts in Viridian over the last 12 months, but across all apartments in the building the average annual rental rate is 2,048.6 AED/m² (latest recorded deals: late 2025 – early 2026). This is an indicative level, as some contracts may relate to future periods (based on database dates).
For comparison: in Al Wasl the average rental rate for apartments (Flat) over the last 12 months is 1,390.1 AED/m²/year, which is significantly below Viridian (a direct +47% premium). Over 3 years in Al Wasl, the averages have grown from 810 to 1,390 AED/m²/year, while the recorded values in Viridian significantly exceed even the upper quarterly levels of the area (up to 2,080 AED/m²).
6. Yield (ROI) calculation and “investment fair value”
For the Viridian building (all apartments):
– Average sale price over 12 months: 21,794 AED/m² (excluding primary discounts and outliers).
– Average rent (all apartments): 2,048.6 AED/m²/year.
– Calculated gross yield (brutto ROI): 9.4% per annum.
– Taking into account transactional and initial costs (≈8%): approximate net ROI is 8.7% per annum.
For Al Wasl:
– Average apartment sale price over 12 months: 33,173 AED/m².
– Average rent: 1,390.1 AED/m²/year.
– Area brutto ROI: 4.2% per annum.
– Net ROI (including costs): around 3.9% per annum.
Thus, apartments in Viridian are currently trading at a substantial discount to the Al Wasl market average (34% lower), yet with a premium yield almost twice that of the area.
The “investment fair value” range for a 7–8% annual yield based on current Viridian rents is 25,600–29,266 AED/m². The current average sale price in the building is already below this corridor, which further underlines the attractiveness of entry for an income‑focused investor.
7. Investor outlook
Sales volumes and rental activity in Viridian and Al Wasl are high, liquidity is stable, and demand persists. The divergence between the building’s metrics and those of the area indicates that the asset is undervalued against the more expensive surroundings of City Walk and Al Wasl. If current sale and rental levels are maintained, investors have an opportunity to lock in yields above the market average at relatively low risk.
Overall, over a 3–5 year horizon there is a high probability that the gap between the entry price in Viridian and the wider area will narrow, driven by further rental growth and rising demand for residential projects in City Walk.
Related Articles
- How to sell an unit in Dubai in One B Tower – analysis 2026
- ROI analysis of apartment in AMAL TOWER: DLD data and real deals
- ROI analysis of apartment in The Spirit: DLD data and real deals
- ROI analysis of apartment in Beverly Boulevard: DLD data and real deals
- ROI analysis of apartment in Stella Maris: DLD data and real deals
