1. Definition of the area and data structure
Actual location: According to DLD, ZaZEN ONE belongs to the Al Barsha South Fifth area, master project Jumeirah Village Triangle. All further comparisons are made specifically with this area and based on verified DLD data.
Data structure: The DLD database records 152 sale transactions for apartments in this building (since 2022), and 77 valid residential lease contracts. The volume of statistics is sufficient to analyze both sales and rentals.
2. Transaction dynamics and liquidity
By year, the active sales phase fell on 2022 (88 deals), with a noticeable decline in activity in 2023 (19 deals), while in early 2024 there have already been 33 transactions. This is typical for new buildings with a strong primary sell-out. The number of lease contracts is also stable, reflecting solid tenant demand.
3. Dynamics and level of purchase price per m²
For ZaZEN ONE, the price per square meter has moved as follows:
– In 2022, the average price range was 9,864–10,173 AED/m².
– In 2023, there was a decline to ~8,870 AED/m², but by year-end the price recovered to 9,700 AED/m².
– In 2024, the level has fluctuated significantly: from 11,642 AED/m² in Q1 to 8,720 AED/m² in Q2 and then back up to 12,219 AED/m² in Q3.
– The average price over the last 12 months was 10,910 AED/m².
Comparison with the area:
– In Al Barsha South Fifth (apartments only), the average price per m² over the last 12 months was significantly higher: 16,382 AED/m².
This means ZaZEN ONE is trading at a discount of around 33% to the average market level of its closest competitors.
4. Rental dynamics and level per m²
– In ZaZEN ONE itself, over the last 12 months the average rental rate for apartments was 1,015 AED/m²/year.
– In Al Barsha South Fifth — 963 AED/m²/year.
– Rental dynamics for the building over the last 2 years: from 679–876 AED/m²/year in 2022 to 962–1,150 AED/m²/year in 2024. There is a consistent upward trend, confirming strong market demand for the complex.
5. Yield (ROI) comparison
ROI based on DLD data for the last 12 months:
– For ZaZEN ONE: gross yield of about 9.3% per annum (1,015 / 10,910).
– For the area: about 5.9% per annum (963 / 16,382).
Taking into account acquisition costs (around 8%), the net yield in ZaZEN ONE is approximately 8.6% per year.
6. “Fair price range” for an investor
To achieve a yield of 7–8% per annum at the current rental level (1,015 AED/m²/year), the fair purchase price would be in the range of 12,690–14,500 AED/m². The current average sale price (10,910 AED/m²) is significantly below this target corridor, making the asset attractive from an income perspective for an investor.
7. Conclusions on liquidity and outlook
ZaZEN ONE is a liquid and in-demand building with active dynamics in both sales and rentals; the share of tenants is high, and demand is confirmed by the large number of valid DLD contracts. The complex offers one of the highest yields in the local market, while investors are entering the project at a substantial discount to the area’s average market price.
Under current market conditions, ZaZEN ONE is preferable for an investor focused on rental income: the actual yield is above the 7–8% target level and above the area average. If rental rates remain at current levels or continue to grow, the prospects for price and capitalization growth over a 3–5 year horizon also look favorable.
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