1. Definition of the area and data structure
Actual location: the DAR AL JAWHARA building is confirmed by DLD data and is located in Al Barsha South Fourth, with the master project being Jumeirah Village Circle.
In the DLD database, 7 individual transactions for 2BR apartments inside DAR AL JAWHARA have been identified. For rentals, there are no confirmed 2BR contracts specifically for this building, but overall across the building (all apartments) around 63 rental contracts with valid information on size and price were concluded over the past year, which allows us to draw key conclusions for the entire pool of apartments in the building.
2. Liquidity and market volume
Over the past 12 months there have been few transactions with 2BR apartments in DAR AL JAWHARA (1 confirmed deal), which is typical for new and small buildings or for assets with high owner retention. In terms of rental contracts, liquidity is good — 63 registrations in DLD over the past year indicate real turnover and tenants; this is a healthy level of demand for this type of asset.
Across Al Barsha South Fourth as a whole, the number of transactions is significantly higher (over 2,700 deals with 2BR units and more than 27,000 rental contracts per year), which points to high liquidity and established demand for both rent and purchase.
3. Price per m² and rental rate dynamics
Sales (price per m²):
– In DAR AL JAWHARA from 2021 to 2024 the average 2BR price has fluctuated from ~6,400 to ~11,700 AED/m², with the last confirmed level over the past 12 months at 11,723 AED/m² (objectively based on a single registered sale).
– Across Al Barsha South Fourth overall, the trend is positive: since 2020 the average sale price for 2BR units has increased from around 6,500 to 12,877 AED/m² over the last 12 months based on completed transactions. On a quarterly basis, there is steady growth with acceleration in 2023–2024.
Rent (rental rates per m²):
– The average actual annual rental rate in DAR AL JAWHARA over the last 12 months (for all apartments) is 868 AED/m²/year. There is a steady upward trend each quarter: from 500–700 AED/m² in 2021–2023 to around 750–870 AED/m² over the last four quarters.
– In Al Barsha South Fourth the 12‑month rental rate for all apartments is 1,031 AED/m²/year. Quarterly dynamics are also upward: steady growth from ~550 to ~1,000+ AED/m² by 2024–2025.
DAR AL JAWHARA is below the area level for rent (868 vs. 1,031 AED/m²) and slightly below for sale price (11,723 vs. 12,877 AED/m²).
4. Comparative yield analysis (ROI)
Current values for the last 12 months:
For the building:
– Average sale price: 11,723 AED/m².
– Average annual rent: 868 AED/m².
– Gross ROI: 868/11,723 ≈ 7.4% per annum.
For the area:
– Average sale price: 12,877 AED/m².
– Average rent: 1,031 AED/m².
– Gross ROI: 1,031/12,877 ≈ 8.0% per annum.
Adjustment to “net” yield (ROI_net) taking into account all standard entry costs (around 7% on acquisition):
– For the building: ~6.9% per annum.
– For the area: ~7.5% per annum.
Range of “investment fair value” for a 7–8% yield target (based on the building’s data):
– At the current rental level (868 AED/m²), the “fair price” for investors targeting 7–8% is 10,850–12,400 AED/m². The current sale level is slightly below this range, which corresponds to the desired yield level without the need for additional discounting.
5. Liquidity assessment, outlook and conclusions
DAR AL JAWHARA demonstrates market-level liquidity in terms of leasing and has confirmed sale transactions. For 2BR apartments the transaction base is limited, but the dynamics and current price levels are in line with area trends.
The building delivers a Jumeirah Village Circle average yield of 7–7.5% net, while its rental rates are 15–20% below the area level per m² and sale prices are 8–10% lower. For yield‑focused investors, there is potential upside when buying below the wider area price level.
Al Barsha South Fourth is steadily gaining momentum: transaction and rental volumes are growing year on year, and the upward trend in rates is confirmed by an extensive DLD sample.
For an investor, DAR AL JAWHARA is a transparent asset in a developing area with moderate sales liquidity and stable rental demand. There is upside potential both in price and rental rate — but for more aggressive yield growth it makes sense to track discounted deals or consider neighbouring assets with higher rental levels.
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