1. Definition of the area and data structure
Actual location: According to DLD data, Serenity Lakes 5 is located in Al Barsha South Fourth and is part of the Jumeirah Village Circle master project. The DLD database records 185 sale transactions and 30 official lease contracts for this building, which allows for a detailed quantitative analysis for both sales and rentals.
2. Liquidity and demand structure
The liquidity of Serenity Lakes 5 is confirmed by the transaction volume. Since 2021, sales have taken place in almost every quarter. Significant transaction volumes were recorded in certain periods between 2021 and 2024, indicating stable demand both at handover and as the building was being occupied. For rentals, there has been steady quarterly activity since 2025 (most likely, the first rental wave appeared after construction was completed), which also confirms that the building is in demand among tenants.
3. Price dynamics per square meter
For transactions with two-bedroom apartments in Serenity Lakes 5, the average price per square meter changed as follows:
– Q2 2023: approximately 9,150 AED/m²
– Q1 2024: approximately 10,950 AED/m²
– Q1 2025 (only the elapsed period considered): approximately 12,465 AED/m²
Average over the last 12 months for the building: 11,850 AED/m² (for 2-bedroom apartments).
Comparison with Al Barsha South Fourth:
– The average sale price over the last 12 months in the area is significantly higher: 15,430 AED/m².
– Quarterly dynamics in the area show a confident price increase since 2022; the current average level exceeds Serenity Lakes 5 by 20–30%, indicating the presence of a certain “investment premium” in the more mature secondary market of the area.
4. Rental dynamics and levels
Rental rates in Serenity Lakes 5 (for all residential apartments) increased over the analyzed period:
– Q1 2025: about 1,250 AED/m²/year
– Q4 2025: about 1,265 AED/m²/year
The average rental rate over the last 12 months for the building is 1,283 AED/m²/year, which is above the area average of 1,033 AED/m²/year for the same period.
In Al Barsha South Fourth, average rents grew steadily from 2020 to 2025: from ~500–700 AED/m²/year to ~950–1,070 AED/m²/year in 2025.
5. Comparison: building vs area
The average price per square meter in Serenity Lakes 5 over the last 12 months is about 23% below the area average. The rental rate is 24% higher than the area average, which can be explained by the fact that the building is new and tenants are willing to pay a premium for quality. This may make the asset particularly attractive for an investor if the current sale price level remains below the area average.
6. Yield calculation and investment attractiveness
– Gross yield for Serenity Lakes 5:
– Based on the latest 12-month data: approximately 10.8% per annum (1,283 / 11,850).
– Gross yield for the area: around 6.7% per annum (1,033 / 15,430).
The adjusted net ROI, taking into account initial transaction costs (7–8%), is about 10.8% / 1.07 ≈ 10.1% for the building and 6.7% / 1.07 ≈ 6.3% for the area.
The fair purchase price range for an investor targeting a 7–8% yield is calculated from the rental rate:
– For Serenity Lakes 5: 1,283 / 0.08 = 16,037 AED/m² (for a 7% yield — up to 18,329 AED/m²).
– For the area: 1,033 / 0.08 = 12,912 AED/m² (for 7% — up to 14,757 AED/m²).
The current average price in Serenity Lakes 5 is significantly below this “investment fair value” threshold, indicating a nominal “yield premium” for a buyer of a new building: there is a margin in price relative to typical investment expectations and the area benchmark.
7. Conclusions
– According to DLD data, Serenity Lakes 5 is a liquid asset in an area with growing demand.
– The building is noticeably cheaper than the area average, while rents are higher than the area level, providing a very attractive calculated yield (gross around 10–11%, net above 10%) — one of the highest levels in the segment of new buildings in Jumeirah Village Circle.
– From an investment fairness perspective, prices are below the threshold for a 7–8% annual yield, which means there is still room for capital appreciation or flexibility for additional monetisation.
– The dynamics of both sales and rentals support sustained demand for this type of residential product in the area.
– Serenity Lakes 5 may be of interest to an active investor both for resale and for rental. The yield stands out most clearly when compared with the area averages.
Risks: as supply increases and the share of new buildings in the area grows, the rental premium may slightly compress, so the key focus should be on rapid tenant absorption and maintaining high-quality property management.
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