1. Definition of the area and data structure
Actual location: according to DLD, the building ACES CHATEAU (the query was run by building name, exact match) belongs to the Al Barsha South Fourth area, master project Jumeirah Village Circle. This area is used for all further comparisons and analysis.
2. Liquidity assessment and transaction volumes
For studios (0BR) in ACES CHATEAU, DLD records only one sale (2022) and 3 rental contracts (2021–2025). There is no data on transactions in the building over the last 12 months. At the Al Barsha South Fourth area level, the sample is substantial: over the last 12 months there have been 5,300+ studio sales and 6,190 rental contracts. This indicates high liquidity in the area for this asset class.
Within the building itself, transaction and rental frequency is extremely low, likely due to a limited number of studios or recent occupancy.
3. Price dynamics and sale price levels
For the building:
– The latest and only studio transaction was in October 2022: a price of 350,000 AED for 58.48 m², or about 6,000 AED/m².
– There is no average transaction price for the building over the last 12 months (no deals).
For the area (Al Barsha South Fourth, studios):
– The average transaction price per m² over the last 12 months is 17,517 AED/m² (very high transaction volume).
– Quarterly dynamics: there is a steady increase in studio prices, especially from late 2022 to 2025 (for example, from ~10,900 AED/m² in Q4 2022 to ~17,500 AED/m² in Q3–Q4 2025).
– The transaction in ACES CHATEAU (6,000 AED/m² in 2022) was significantly below the market average even at that time.
4. Rental rate dynamics and levels
For the building:
– For ACES CHATEAU there are no confirmed DLD rental contracts for studios over the last 12 months.
– The latest fixed values: in 2025 — rent of 1,021 AED/m²/year (based on one contract); in 2023 — 931 AED/m²; in 2021 — 397 AED/m² (single deals in each year). Drawing far‑reaching conclusions is incorrect due to the lack of systematic data.
For the area:
– The average rental rate per m² over the last 12 months is 1,290 AED/m²/year (based on 6,190 contracts — very high reliability of the estimate).
– Quarterly dynamics: a steady increase in rental rates, from 750–800 AED/m² in 2022 to >1,100 AED/m² starting from 2024, and above 1,200 AED/m² in 2025.
5. Comparison of current levels and returns (ROI)
– For ACES CHATEAU it is not possible to correctly assess returns based on recent data, since over the last 12 months there have been no studio sale or rental transactions.
– At the area level — a typical transaction price is 17,517 AED/m², with a typical rental rate of 1,290 AED/m²/year.
– Gross yield (ROI before expenses): about 7.4% per annum for the area. After adjusting for initial transaction costs (7–8% of the purchase price) — around 6.8–6.9% net (a typical benchmark).
– The current market level in the area is fully within the range of fair investment value for a target yield of 7–8% per annum (the fair price range for an investor at a rent of 1,290 AED/m² is 16,125–18,428 AED/m²). Market transactions are in line with these expectations.
6. General conclusions
– Liquidity of sale and rental transactions for studios in ACES CHATEAU is extremely low — likely due to the small stock of this unit type or specific operational features of the complex.
– The Al Barsha South Fourth/Jumeirah Village Circle area remains one of the most liquid and sought‑after, with very high volumes of transactions and rental contracts and a predictable 3–5 year growth trend in prices and rental rates.
– Market yield indicators meet the expectations of active rental investors (7–8% gross and above).
– Individual investors should note: when relying only on data for ACES CHATEAU, it is impossible to accurately calculate market price and yield — one must be guided by the broader area benchmark.
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