1. Definition of the area and data structure
Actual location: according to the DLD transaction archive, the building ZANZEBEEL 3 is registered in the Burj Khalifa area and belongs to the DownTown Dubai master project. Based on the “one-bedroom apartments” filter (1BR, 1 b/r), a total of 25 sales in ZANZEBEEL 3 have been recorded in the DLD database over the entire period.
2. Liquidity assessment and transaction frequency
Transactions for 1BR units in ZANZEBEEL 3 occur on a regular basis, but volumes are modest (1–4 deals per quarter, with some periods showing only one contract). Over the past 12 months, there have been 2 recorded 1BR transactions in the building. At the level of the wider Burj Khalifa area, the 1BR market is very active: sales are recorded daily (1,965 transactions in the area over the last 12 months for 1BR alone).
3. Purchase price dynamics and area benchmarks
Building (ZANZEBEEL 3, 1BR):
– Over the past 4 years, the average price per square metre has been rising: from around 7,600 AED/sq m in 2020 to peaks of 18,100 AED/sq m in Q2 2024, while over the last 12 months 1BR units have on average sold at 9,900 AED/sq m (the market is volatile, with quarterly metrics ranging from 11,000 to 18,000 AED/sq m).
– Over the last 12 months, the achieved 1BR prices in ZANZEBEEL 3 have been roughly 2.4 times lower than the area average.
Burj Khalifa area (1BR):
– The average price per sq m in the area has increased from 16,500 AED/sq m (early 2020) to 19,000–24,000 AED/sq m in 2023–2024. Over the last 12 months, the average level has been around 23,700 AED/sq m.
– The ZANZEBEEL 3 segment is noticeably more affordable than the area as a whole.
4. Rentals: data and ranges
For ZANZEBEEL 3, there have been no recorded 1BR lease contracts with valid parameters (annual_amount > 1,000 AED, area > 10 sq m) in the DLD database; there is also no such data for the master project, while for the Burj Khalifa area the rental dataset is very extensive.
For the Burj Khalifa area (all apartments):
– The annual rental rate per sq m has increased from ~950 AED/sq m (2020) to 1,440–1,560 AED/sq m in 2024.
– Over the last 12 months, the area average has been 1,590 AED/sq m.
There is no transaction data for rentals specifically in ZANZEBEEL 3 or in the DownTown Dubai master project broken down by one-bedroom units. All estimates below will therefore be benchmarked only at the area level, which is conservative.
5. ROI and fair price range
– Gross ROI for ZANZEBEEL 3 (based on the area rental rate and actual prices in the building):
ROI_brutto_home = 1,590 / 9,900 ≈ 16%.
This is a calculation based on historical sales data (only two transactions in 12 months, low representativeness).
– Gross ROI for the Burj Khalifa area (both metrics over the last 12 months):
ROI_brutto_area = 1,590 / 23,700 ≈ 6.7%.
– Estimated “fair investment price” range for a 1BR if an investor targets a 7–8% annual yield (using the area rental rate):
fair_price_psm_7_8 = 1,590 / 0.08 (≈ 19,880 AED/sq m) — 1,590 / 0.07 (≈ 22,715 AED/sq m).
The current transaction level in ZANZEBEEL 3 (9,900 AED/sq m) sits significantly below the market range corresponding to a 7–8% ROI (at such purchase prices, the market-level rent implies a gross yield above 15%). This suggests that the latest deals may have had specific features (for example, distressed sales, units with issues, or particularities of DLD recording).
– Adjusting to net yield, taking into account initial costs (7%, i.e. ROI_net ≈ ROI_brutto / 1.07):
ROI_net_home ≈ 15%, ROI_net_area ≈ 6.3%.
6. Comparison with the area and outlook
– ZANZEBEEL 3 is significantly cheaper than the Burj Khalifa average (by a factor of 2.4); this may be due both to the building’s age profile and to its actual characteristics.
– In terms of liquidity: sales are steady but limited in number — for a quick exit, a discount or additional time will be required.
– The Burj Khalifa area as a whole is one of the most liquid and fastest-growing locations in Dubai in terms of both transaction volumes and rentals.
General conclusions:
ZANZEBEEL 3 (1BR) represents a high-yield segment (based on current transactions), but with low liquidity and a substantial discount to the wider area. For an investor, this is an opportunity to buy for rental income, but it is necessary to factor in additional costs to maintain liquidity and technical condition, and in the event of a quick sale, to be prepared to compete aggressively for a buyer amid strong competition in central locations.
Related Articles
- How to sell a home in Dubai in Samana Manhattan 1 – analysis 2025
- How to sell a property in Dubai in Delphine Tower – analysis 2025
- How to Register with DEWA in Dubai: Step-by-Step Guide for Tenants and Property Owners in 2026
- How to buy a property in Dubai in Weybridge Gardens 5 – analysis 2026
- ROI analysis of apartment in Arista One: DLD data and real deals
