1. Definition of the area and data structure
The actual location of the DIVINE LIVING project is confirmed via the open DLD database: the building is located in Al Barshaa South Third, master project Arjan. The database is filtered specifically by this building identifier and by the selected type — two-bedroom apartment. There are 180 recorded sales and 40 rental contracts for the DIVINE LIVING project, which provides a sufficient base for building statistics and comparing it with the wider area.
2. Sales liquidity and dynamics
Sales of 2-bedroom apartments in DIVINE LIVING are stable: over the past 12 months there have been around 35 transactions of this type. The dynamics of the average price per square meter over the latest available quarters were as follows:
– Q3 2023: 10,306 AED/m²
– Q4 2023: 10,112 AED/m²
– Q1 2024: 9,826 AED/m²
– Q2 2024: 9,657 AED/m²
– Q3 2024: 10,595 AED/m²
The average price per m² in the building over the last 12 months was 11,177 AED/m². For comparison: the average figure for the entire area (2-bedroom apartments, Al Barshaa South Third, master project Arjan) over the same period is higher at 12,659 AED/m². Thus, DIVINE LIVING is trading at a small discount to the area — roughly 12%.
The floor area of the apartments taken into account was filtered in the range of 30–300 m² and at a price of 5,000–30,000 AED/m², which excludes obvious outliers.
3. Rental liquidity and dynamics
Rental data is also comprehensive — 40 contracts have been recorded for the building. For DIVINE LIVING, the average rental rate per m² over the past 12 months (for all sizes of residential apartments) amounted to 1,059 AED/m² per year.
For comparison, in Al Barshaa South Third the comparable figure is 953 AED/m² per year, and over recent quarters the area has shown steady rental growth: in Q1 2024 the rent was 798 AED/m², and by Q1 2026 it had reached 1,087 AED/m².
On average, the rental level in DIVINE LIVING is higher than the area benchmark, which is justified by the relative newness of the property.
4. Purchase/rent comparison, ROI, and fair price range
– Average purchase price per m² in the building over the last 12 months: 11,177 AED/m²
– Average annual rent per m² in the building: 1,059 AED/m²
Brutto ROI for the building: 1,059 / 11,177 ≈ 9.5%
Brutto ROI for the area: 953 / 12,659 ≈ 7.5%
Adjusting for transaction costs (7–8% of the purchase price), the net ROI for the building is around 8.8%. For the area, the figure will be slightly lower — around 7%.
The fair investment price range for an investor targeting a 7–8% annual yield (based on the actual rental level achieved in the building) lies in the corridor of 13,238–15,129 AED/m². The current actual average transaction price (11,177 AED/m²) is below this range, which potentially gives the buyer an additional yield buffer.
5. Conclusions and prospects
– Liquidity in both the building and the area is high, with a sufficient number of sales and rental contracts.
– The analysis shows that DIVINE LIVING is selling at a 10–12% discount to the area while demonstrating a higher average rental rate per m².
– The current yield (ROI) for an investor based on transactions over the last 12 months exceeds the target range of 7–8% and stands at around 9.5% gross (8.8% net, taking into account entry costs).
– The fair price range for an investor is higher than the actual average purchase price, which potentially makes the asset attractive for buy-to-let.
– The outlook for the area is positive: rents are steadily growing, liquidity is maintained, and the yield premium in favor of the building may indicate its competitiveness relative to other projects in Arjan.
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