1. Definition of the area and data structure
Actual location: According to DLD, the Binghatti Amber building belongs to the Al Barsha South Fourth area and is part of the Jumeirah Village Circle master project. All further area-related conclusions are based on this classification.
2. Sales data (2-bedroom apartments in Binghatti Amber and across JVC)
The DLD database records 113 transactions for 2-bedroom apartments in Binghatti Amber, filtered strictly for residential flats. This provides a solid history for analysis.
Dynamics of the average price per square metre in Binghatti Amber:
– Launch in Q3 2023 at around 9,100–9,700 AED/m².
– Steady growth: by Q2 2024 the average price had increased to ~10,200–11,200 AED/m².
– Over the last 12 months, the average transaction price for 2-bedroom units reached approximately 11,600 AED/m².
For comparison, across the entire Jumeirah Village Circle master project (Al Barsha South Fourth, 2-bedroom apartments), the average price per m² over the last 12 months is higher: around 12,900 AED/m². Price growth in the area has been particularly noticeable since late 2022 and has continued to date.
The transaction volume in Binghatti Amber indicates stable interest: at the peak, up to 39 deals per quarter, which for a new building points to high liquidity in the primary market.
3. Rental data (analysis via the master project, as there are no contracts for the building)
According to DLD, there are no registered rental contracts for 2-bedroom apartments directly in Binghatti Amber or in Al Barsha South Fourth with an explicit 2-bedroom classification. Expanding the filter to all residential flats in the Jumeirah Village Circle master project yields a very large and stable sample (over 120,000 contracts — indicating high rental market activity).
Rental dynamics across JVC:
– Until 2021, rents in the area were below 650 AED/m²/year.
– Since late 2022, there has been consistent growth: over the past year the average rental level has been around 1,030 AED/m²/year (for all residential apartments; there is no separate breakdown for 2-bedroom units, so I am not extrapolating it).
4. ROI and fair price range (investment potential)
For ROI, only an area benchmark was calculated — no other valid DLD sources were found for Binghatti Amber and the “2-bedroom apartments” type either within the building itself or at the sub-area level.
– Average transaction price over the last 12 months for the building: 11,600 AED/m².
– Area rental benchmark: 1,030 AED/m²/year.
– Gross yield for the area (ROI_brutto) is around 8.9% per annum.
– Taking into account typical acquisition costs (7–8% in total, including DLD fees, agency commission, registration and vacancy), the net yield (ROI_net) is 8.9%/1.07 ≈ 8.3%.
Investment fair price range:
– To achieve a target yield of 7–8% per annum, the fair purchase price (based on area rents and without factoring in individual advantages) lies in the range of 12,900–14,700 AED/m² (calculation: 1,030 / 0.08 and 1,030 / 0.07).
– The current average price in Binghatti Amber is slightly below this range, which, combined with the lack of direct rental data for the building, creates market potential. However, neither a premium to the market nor a significant discount is currently justified.
5. Liquidity and conclusions for the investor
Binghatti Amber is a new, liquid project in one of Dubai’s most dynamically developing areas. The transaction volume for 2-bedroom apartments over the last four quarters has been stable, and price dynamics are positive. The Jumeirah Village Circle area maintains strong rental demand, as evidenced by the number of new and renewed contracts.
There is still no direct DLD data on rental rates specifically in Binghatti Amber (almost all observable deals are sales, likely at the move-in / resale stage after the primary market). To assess yields, I am forced to rely only on area-level figures; however, using the JVC benchmark, investment returns at current prices appear above the market average.
Over a 3–5 year horizon, the outlook for the building and the area remains favourable, given the continuously improving infrastructure, high volume of new transactions and strong activity in the rental market.
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