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Market Intelligence · Address Residences Dubai Opera
Price, yield, and transaction data — independently compiled.
ARDO editorial market intelligence for Address Residences Dubai Opera. Price per sqft, rental yields, quarterly sales trends, and service charge analysis — all based on publicly available DLD data and ARDO research.
ARDO's Take
Address Residences Dubai Opera continues to trade at a premium to the Downtown Dubai average — driven primarily by the Address Hotels brand and location adjacency to the Burj Khalifa. Gross yields have compressed slightly as prices have grown, but 1BR and 2BR units remain competitive for yield-focused investors relative to comparable Downtown towers. Service charges are the key cost to model carefully: at approximately AED 21/sqft they are meaningfully above the Downtown average and will reduce net yields by 0.8–1.2 percentage points.
Data notice: All figures on this page are ARDO editorial estimates based on publicly available DLD transaction summaries. This is not a live DLD feed. All values are sample/indicative data pending full live integration.
Market Snapshot · Q1 2026 · Sample Data
Avg Price / sqft
AED 3,340
All unit types
Avg Gross Yield
4.1%
Before service charge
Median Sale Price
AED 3.75M
All transactions
YoY Price Growth
+8.4%
Q1 2025 → Q1 2026
Transactions
47
Q1 2026 registered
Source: ARDO Research (DLD OQOOD summary). All figures sample data.
Price Per Square Foot
AED/sqft by unit type and floor band.
ARDO editorial estimates by unit type, tower, and floor band derived from DLD transaction summaries. All values are sample data.
| Unit Type | Tower | Floor Band | Avg AED/sqft | Range | YoY % |
|---|---|---|---|---|---|
| 1BR | Tower 1 | Low (8–25) | 2,950 | 2,800–3,100 | +7.2% |
| 1BR | Tower 1 | High (35–55) | 3,380 | 3,150–3,600 | +9.1% |
| 1BR | Tower 2 | Mid (20–45) | 3,150 | 2,950–3,350 | +8% |
| 2BR | Tower 1 | Low (8–30) | 3,100 | 2,900–3,300 | +7.8% |
| 2BR | Tower 1 | High (35–55) | 3,600 | 3,400–3,900 | +10.2% |
| 2BR | Tower 2 | Mid (15–45) | 3,300 | 3,100–3,550 | +8.5% |
| 3BR | Tower 1 | High (20–55) | 3,480 | 3,200–3,800 | +8.9% |
| 3BR | Tower 2 | Mid (15–50) | 3,340 | 3,100–3,600 | +7.5% |
| 4BR | Tower 1 | High (30–55) | 3,650 | 3,400–4,000 | +9.3% |
| 4BR | Tower 2 | Mid (20–40) | 3,500 | 3,250–3,800 | +8.1% |
| 5BR | Tower 1 | Sky (45–64) | 4,200 | 3,600–5,500 | +11.5% |
| 5BR | Tower 2 | High (40–56) | 3,900 | 3,400–5,000 | +9.8% |
All values are ARDO editorial sample estimates from DLD Q1 2026 transaction summaries. YoY % compares Q1 2026 to Q1 2025. Not a live data feed.
Sales Trend
Quarterly transactions & price movement.
Sample data
Avg Sale Price (AED)
Q1 2024 – Q1 2026 · ARDO sample data
Q1 2024
Q2 2024
Q3 2024
Q4 2024
Q1 2025
Q2 2025
Q3 2025
Q4 2025
Q1 2026
Latest quarter
Prior quarters
Transaction Count
Q1 2024 – Q1 2026 · ARDO sample data
Q1 2024
Q2 2024
Q3 2024
Q4 2024
Q1 2025
Q2 2025
Q3 2025
Q4 2025
Q1 2026
Latest quarter
Prior quarters
Charts above show ARDO editorial sample data — not verified DLD transaction records.
Rental Yields
Gross and net yield by unit type.
Net yields deduct the approximate service charge cost. Both gross and net figures are ARDO editorial estimates.
1BRHigh
Gross
4.5%
Net est.
3.5%
Avg Annual Rent
AED 110,000
750–880 sqft
2BRHigh
Gross
4%
Net est.
3.1%
Avg Annual Rent
AED 155,000
1,050–1,350 sqft
3BRMedium
Gross
3.6%
Net est.
2.7%
Avg Annual Rent
AED 210,000
1,650–2,200 sqft
4BRMedium
Gross
3.2%
Net est.
2.3%
Avg Annual Rent
AED 270,000
2,200–3,200 sqft
5BRLow
Gross
2.7%
Net est.
1.9%
Avg Annual Rent
AED 380,000
3,200–5,500 sqft
About these figures: Gross yield = avg annual rent ÷ avg sale price. Net yield deducts approx. AED 21/sqft annual service charge (verify Q2 2026 RERA rate). Rental demand is an ARDO editorial assessment based on DLD rental registration activity — not a live metric. All figures are sample data.
Service Charges
The cost that changes your yield calculation.
Address Residences Dubai Opera carries one of the highest service charge rates in Downtown Dubai — approximately AED 21 per sqft per year, registered with RERA. This reflects the hotel management model: building maintenance, Address Hotels staff, pool and gym operations, and concierge services are all funded through this rate.
For a typical 1BR unit (~820 sqft), the annual service charge is approximately AED 17,220 — equivalent to roughly AED 1,435 per month. Buyers optimising for yield should model this deduction carefully. The service charge is non-negotiable and enforced by the owners association.
The Downtown Dubai average is approximately AED 15–17/sqft for standard residential buildings. ARDO's estimates place the Address premium at 14–40% above comparable non-hotel towers, depending on the benchmark used.
All figures pending Q2 2026 RERA annual registration verification. Do not use for financial modelling without independent verification.
Registered Rate (RERA)
~AED 21
per sqft per year
Verify Q2 2026 RERA rate before publishing
Downtown Dubai average: ~AED 15–17/sqft
Non-hotel residential buildings
ARDO premium estimate: +14–40%
vs comparable non-hotel towers
| Unit Type | Typical Size | AED/sqft/yr | Annual Total | Monthly |
|---|---|---|---|---|
| 1BR | 820 sqft | ~21 | AED 17,220 | AED 1,435 |
| 2BR | 1,200 sqft | ~21 | AED 25,200 | AED 2,100 |
| 3BR | 1,950 sqft | ~21 | AED 40,950 | AED 3,413 |
| 4BR | 2,700 sqft | ~21 | AED 56,700 | AED 4,725 |
| 5BR | 4,200 sqft | ~21 | AED 88,200 | AED 7,350 |
Annual costs calculated using typical unit size midpoints and ~AED 21/sqft. Verify exact RERA Q2 2026 rate. Verify size midpoints with DLD.
Tower 1 vs Tower 2
Market comparison by tower.
Key market metrics compared side by side. All values are ARDO editorial estimates.
| Metric | Tower 164 floors | Tower 256 floors |
|---|---|---|
| Residential Floors(Verify) | 64 | 56 |
| Unit Count(Verify distribution) | ~486 | ~323 |
| Avg Price / sqft | AED 3,480 | AED 3,340 |
| Price Premium | +4–6% vs T2 | Baseline |
| Avg Gross Yield | ~4.0% | ~4.2% |
| Primary View(Verify) | Dubai Fountain & BK | BK & Downtown Skyline |
| Entry Price(1BR) | AED 2.1M | AED 2.1M |
| Service Charge(Verify rate) | ~AED 21/sqft | ~AED 21/sqft |
All values ARDO editorial sample data. Tower 1 typically commands a 4–6% price premium over Tower 2 for equivalent unit types and floors — verify with current DLD transaction data before financial modelling.
Data Methodology
How we compile this data — and what it isn't.
Data Sources
All figures on this page are derived from ARDO editorial research based on:
- DLD OQOOD transaction registry (public summaries)
- RERA annual service charge registration notices
- Emaar developer disclosures and press releases
- ARDO research team primary analysis
A direct DLD/REIDIN data feed is required before any figure can be described as live, current, or verified.
What This Data Is Not
- Not a live DLD data feed — all figures are editorial estimates
- Not REIDIN, Bayut, or PropertyFinder data — ARDO does not scrape portals
- Not financial advice — do not use for investment decisions without independent verification
- Not a property valuation — contact a RICS-certified valuer for formal valuations
- Not guaranteed to reflect current market conditions
How We Produce This Data
We clearly mark any figure pending live data integration so readers always know the verification status of every number on this page.
Read our editorial policy →Current verification status on this page
All price/yield/size figures — live data pending
Service charge — RERA verification pending
Unit counts, transaction volumes — DLD verification pending
View orientation — Emaar stack plan verification pending
Full DLD/REIDIN feed — integration required before live claims
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Popular Apartment Types
Analyse by apartment type.
From AED 2.1M
1-Bedroom
Best yield entry point. Consistent rental demand from short and long-term tenants.
Gross yield est. ~6.5–7.1%
View 1-Bedroom profile →From AED 3.2M
2-Bedroom
Most transacted unit type. Deepest resale liquidity of any bedroom configuration.
Gross yield est. ~5.5–6.2%
View 2-Bedroom profile →From AED 5.2M
3-Bedroom
Three full en-suite bedrooms. Space and views over yield. Both towers available.
Gross yield est. ~4.5–5.2%
View 3-Bedroom profile →From AED 7.5M
4-Bedroom
Large-format family living with full Address Hotels 5-star service throughout.
Gross yield est. ~3.5–4.2%
View 4-Bedroom profile →From AED 12M
5-Bedroom / Penthouse
Sky-level flagship residences. Brand, scarcity, and long-term capital play.
Gross yield est. ~2.6–2.8%
View 5-Bedroom / Penthouse profile →Source: ARDO editorial research from DLD Q1 2026 transaction data.
Continue Research
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Building Guide
Architecture, towers, amenities, and ownership overview.
Apartments for Sale
Market profiles by unit type — price ranges, yield data, floor bands.
Floor Plans
Layout reference for 1 to 5-bedroom units across both towers.
Investment Tools
ROI calculator, investment score, and mortgage planner.