ROI analysis of apartment in MASAAR RESIDENCES: DLD data and real deals

1. Definition of the area and data structure

Actual location: MASAAR RESIDENCES is located in Al Barsha South Fourth, with the master project being Jumeirah Village Circle. This is confirmed by the DLD transaction registry.

There is no DLD rental transaction data for MASAAR RESIDENCES or for comparable 2-bedroom apartments in Jumeirah Village Circle and Al Barsha South Fourth over the last 12 months. Yield and rental rate analysis is therefore carried out only at the level of the entire Jumeirah Village Circle master project, where the sample size is sufficient for statistics. However, there are no material differences between the averages for the master project and for Al Barsha South Fourth.

2. Volume and dynamics of transactions with 2-bedroom apartments

For MASAAR RESIDENCES (2-bedroom), the number of transactions is minimal: only 3 deals were recorded in Q2 2024 and 2 deals in Q1 2025. The average price per square metre in these transactions is 6,991 AED/m² (Q2 2024) and 8,227 AED/m² (Q1 2025). However, all transactions are off-plan (at construction stage or assignment), which is important to consider when interpreting the dynamics and comparing with the wider area.

At the scale of the Jumeirah Village Circle master project, liquidity is high: more than 2,300 transactions with 2-bedroom apartments over the last 12 months and tens of thousands over the previous several years, confirming stable buyer demand. The current average price per m² (12 months, all 2-bedroom apartments in JVC) is 12,965 AED/m² (sample — 2,371 transactions).

The average price trend over the last 3 years in JVC is confidently positive: from 8,325 AED/m² in Q3 2022 to 11,986–13,256 AED/m² in 2024–2025. The price increase over the period exceeds 50%. This reflects the trend across the entire area and confirms strong demand for the location from both end-users and investors.

3. Rental market and yield

For MASAAR RESIDENCES and specifically 2-bedroom apartments in JVC and Al Barsha South Fourth, there are no reliable DLD rental contracts over the last 12 months — most likely the apartments have just been handed over or have not yet been brought to the rental market. Therefore, comparison is only possible at the level of the entire master project.

The average annual rent per m² in Jumeirah Village Circle on a 12‑month window (contracts signed over the year) is 1,045 AED/m² (sample — 24,696 transactions in JVC across all apartments). This is a valid benchmark for the project. For accurate ROI calculations, it was decided to use only this aggregated figure for the entire master project.

Thus:
– Purchase price (12 months, by area): 12,965 AED/m²
– Annual rent (12 months, by area): 1,045 AED/m²

Gross ROI for the area: 8.1% per annum (assuming leasing at the average market rate and no vacancy). Net yield (taking into account standard entry costs of 7–8%) is around 7.4–7.6% per annum.

4. “Fair price” analysis and recommendations

Given the market rent, a fair investment price range for an investor targeting a 7–8% annual yield is 13,100–14,930 AED/m². Current transactions in MASAAR RESIDENCES (around 7,000–8,200 AED/m²) are significantly below this range and more than 40% cheaper than the average prices for the area and master project.

At the moment, based on recent transactions, MASAAR RESIDENCES may be of interest to an investor as a relatively low-budget new project with a large discount versus the stable average price level for 2-bedroom apartments in the area. However, the absence of observable rental data in DLD calls for caution: at the initial occupancy stage there may be vacancy periods or a need to discount relative to the market rental rate.

5. Conclusions on liquidity and potential

– In terms of transaction volume, Jumeirah Village Circle shows one of the highest levels of liquidity in the 2-bedroom apartment segment in Dubai.
– Prices in MASAAR RESIDENCES are noticeably below market averages, which can make entry into this project particularly attractive for a long-term investor.
– Expected ROI for the master project reaches 7.4–8.1% per annum after transaction costs. In the absence of direct rental data for the building or a specific unit, these figures should be treated only as area-level benchmarks.
– The scale of current capitalisation in the area makes it fully appropriate to compare MASAAR RESIDENCES prices with this benchmark; a potential quick resale at a competitive price also does not appear problematic, provided demand remains above average.

Limitation: it is not possible to provide a well-founded numerical forecast for the rental price and ROI of a specific apartment in MASAAR RESIDENCES without actual DLD rental data. Before planning to lease out or make further investments, it is recommended to monitor the appearance of new contracts for this building.