ROI analysis of apartment in Binghatti Nova: DLD data and real deals

1. Definition of the area and data structure

Actual location: according to DLD, Binghatti Nova is located in Al Barsha South Fourth, master project Jumeirah Village Circle.
Your request is focused on 1-bedroom apartments (1BR, 1 b/r).

2. Transaction history for the building

For Binghatti Nova, 319 DLD transactions for 1-bedroom apartments have been recorded since the beginning of 2023, with registrations continuing up to 2026 (there are future-dated deals, but only completed periods are used for analysis). This indicates high commercial activity and liquidity of the building at the handover/commissioning stage.

3. Dynamics of the average price per square meter for the building and the area

Price per m² in Binghatti Nova (1-bedroom, excluding future-dated deals):
– In 2023 there is growth from an average level of approximately 9,800–10,200 AED/m² (Q1–Q2) to 13,000+ AED/m² (Q4).
– At the beginning of 2024 — stabilization at 12,900–13,300 AED/m², followed by a smooth increase, with the maximum among completed deals at around 13,300 AED/m².
– Over the last 12 months, the average price amounted to 13,354 AED/m² across 51 transactions.

For comparison, in Al Barsha South Fourth (1-bedroom):
– The market shows steady growth: from 10,700 AED/m² at the beginning of 2023 to 12,400–12,600 AED/m² in Q2 2024.
– The average for the last 12 months is 14,293 AED/m², which is higher than in Binghatti Nova over the same period.

4. Rental market analysis

For Binghatti Nova itself, there have been no DLD-registered rental contracts for 1-bedroom apartments over the last 12 months. There are also no contracts with valid rental data for this period within the Jumeirah Village Circle master project.

For Al Barsha South Fourth in the residential rental segment (all apartment types):
– The average rental rate per m² over the last 12 months is 1,031 AED/m², based on a very large sample (28,136 contracts).
– Rental market dynamics: a rapid increase in rates from 745–812 AED/m² in 2023 to 849–966 AED/m² in 2024 and then above 1,000 AED/m² by 2025–2026.
– Although maximum granularity is only available for the “all apartments” segment, the overall trend is clear: rents are rising rapidly and demand in the area is very strong.

5. Comparison (building vs. area), ROI and “fair price”

Price comparison:
– Binghatti Nova is trading at roughly a 7% discount to the new area benchmark for 1-bedroom apartments (13,354 AED/m² vs. 14,293 AED/m²).
– This likely reflects the developer’s sales strategy or a time lag in transaction registrations.

Yield:
– Gross ROI based on pure area data is: 1,031 / 14,293 ≈ 7.2% per annum (roughly, using all residential rentals against the latest average purchase price).
– Without a sufficient number of rental contracts for the specific building, it is not possible to reliably calculate the yield for Binghatti Nova — only for the wider area.

Adjustment of yield to net (taking into account 7–8% entry costs):
– After deducting entry costs, ROI_net is approximately 6.7–6.8% per annum (an indicative adjustment based on area-wide dynamics).

“Fair price range” for an investor (and sale price recommendations):
– For investors targeting a 7–8% annual ROI, the fair price range based on the latest area rental rates is 12,888 to 14,729 AED/m².
– The current average price in the building (13,354 AED/m²) falls within this fair range and is broadly in line with market expectations for an investment purchase.

6. Liquidity and market outlook

The asset has very high liquidity: hundreds of transactions and a large supply. The area is actively developing, and demand for both purchase and rental remains strong, especially in the small-apartment segment.
The 2023–2024 dynamics and the large wave of rental registrations confirm the attractiveness of the asset for both leasing and resale.

Risks for an investor — for this segment, risks are minimal: resale is possible at any time, and current pricing is not overstated relative to the market.

Outlook: given the ongoing growth of the rental market and a stable inflow of buyers, Binghatti Nova is an attractive asset both for personal use and for rental, with ROI at the level of the most sought-after micro-locations in JVC.