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1. Definition of the district and data structure
Actual location: the building ‘555 Park Views’ is registered in the DLD database as ‘555 PARK VIEWS’ and is located in the Al Barsha South Fifth district, within the Jumeirah Village Triangle master project.
The database records 112 sale transactions for this building and 31 rental contracts (for the entire period).
2. Market dynamics and structure (sales)
For the sale of one-bedroom apartments (1BR):
– Transaction volume: in 2024 — 60 deals, in 2025 — 35 deals (2025 data may partially include future contracts; for dynamics we only consider periods up to the current date).
– The dynamics of the average price per m² for 1BR units in ‘555 PARK VIEWS’ over the last 7 quarters show minor fluctuations without a clearly defined trend: the quarterly range for 2024–2025 was 11,677–15,998 AED/m² (median 12,900–13,900 AED/m²).
– For comparison, in Al Barsha South Fifth for 1BR apartments: the current range for 2024–2025 is 13,300–16,800 AED/m², with a noticeable increase compared to 2022–2023 (when the range was 9,600–14,200 AED/m²).
Average actual price per m² based on transactions over the last 12 months:
– In the building (1BR): 12,483 AED/m².
– In the district (1BR): 15,676 AED/m².
Thus, transactions in the building are closing at roughly a 20% discount to the district average for the same segment.
3. Rental market dynamics
Average annual rent per m² according to DLD contracts:
– In the building (all apartment types, last 12 months): 1,092 AED/m².
– In the district (for the same period): 958 AED/m².
By quarter in ‘555 PARK VIEWS’ itself (2025, last three available quarters): the range of average rates is 1,038–1,167 AED/m²; the number of contracts in the building is 7–12 per quarter.
In Al Barsha South Fifth in recent years there has been a sharp increase in rental rates: from 400–600 AED/m² (2020–2022) to 850–1,070 AED/m² (2024–2025).
4. Liquidity and demand
The building is fairly liquid: for 1BR sales, between 30 and 60 transactions are consistently completed per year, and for rentals there are 7–12 contracts per quarter (around 30–40 per year), which confirms stable market demand typical for mass residential projects at the handover and commissioning stage.
Demand in Al Barsha South Fifth is extremely high — for 1BR units, hundreds of sales and rental deals are recorded each quarter.
5. Investment analysis and returns
Actual DLD figures for the last 12 months:
– Building: purchase of 1BR — 12,483 AED/m²; rent — 1,092 AED/m².
– District: purchase — 15,676 AED/m²; rent — 958 AED/m².
Gross ROI (ratio of annual rent to purchase price):
– For the building (actual deals/contracts): 8.75% per annum.
– For the district: 6.1% per annum.
Taking into account all associated costs (DLD fee 4%, broker 2%, other expenses 1–2%), the effective net ROI will be approximately:
– For the building: 8.75% / 1.08 = 8.1% per annum.
– For the district: 6.1% / 1.08 = 5.7% per annum.
Fair price range for an investor (if the target ROI is 7–8%):
– For the building: the investment-justified purchase level for a 7–8% yield is in the range of 13,650–15,600 AED/m².
– For the district: similarly, the range is 11,975–13,680 AED/m².
6. Outlook
The building is trading at a clear discount to the district’s average market level. At the same time, rental rates in the building itself are above the district average, reflecting market interest in new projects and the mass release of units to the rental market.
The district’s dynamics show steady growth in both sale and rental rates over the past 3–4 years (especially since late 2022).
The building is attractive for an investor focused on rental income; current yields are above the typical level for the district.
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