1. Definition of the area and data structure
Actual location: according to DLD, the AL JAWHARA TOWER building is fully located in Al Barsha South Fifth. The master project is not defined (no data available).
Sample breakdown: the DLD database records over 500 sale transactions and several hundred lease contracts over the last three years. A large statistical dataset has been accumulated for the building, which allows for conclusions to be drawn both about the tower itself and about the wider area.
2. Sales analysis
Dynamics and distribution
• The number of transactions with 2BR apartments in AL JAWHARA TOWER varied by quarter; however, for a quarterly analysis there was not enough data specifically for 2BR units, so the sample had to be expanded to the entire building (all apartments).
• For AL JAWHARA TOWER, the average price per m² (all apartments) over the last 12 months was 10,725 AED/m² (based on 73 transactions). For Al Barsha South Fifth, the overall average level is significantly higher — 16,019 AED/m² (based on more than 5,000 transactions over the same period).
• The most common and liquid units in the building are those with areas of 35–49 m²; the majority of transactions are registered for these, which confirms strong demand for small and mid-sized apartments.
Average price per m² dynamics for the building (quarterly breakdown):
• 2020–2021: the building’s average level gradually declined from 11,000 to approximately 8,000–10,000 AED/m².
• In 2022 there were sharp fluctuations: a few transactions at extremely low prices (in Q3 2022 a drop to ~4,000 AED/m²), but this is an anomaly.
• Since 2023 the level has stabilised within 8,500–10,700 AED/m².
• The last four quarters show a steady return to 10,000+ AED/m².
In Al Barsha South Fifth, the average price per m² over the last two years has been almost constantly rising and outpacing the dynamics in AL JAWHARA TOWER: over the last year the range has been 13,500–15,600 AED/m².
Conclusion: AL JAWHARA TOWER (all apartments) is selling at a significant discount (-30–35%) to the average level in the area.
3. Rental analysis
Rental dynamics
• In AL JAWHARA TOWER, around 279 contracts have been signed over the last 12 months — the dataset is robust enough to draw conclusions for the building and for comparison with the area.
• Average annual rent per m² for the building: 987 AED/m²/year (all apartments), versus an area average of 961 AED/m²/year. Thus, the rental level in the building is slightly higher than the average for Al Barsha South Fifth.
• Over the last 4 years, rental rates in the building have been steadily increasing, from 500–600 AED/m²/year in 2020–2021 to 880–900 AED/m²/year in Q2–Q3 2024.
In the area, the rental segment is growing slightly more slowly, and based on current contracts the average level is slightly lower (961 AED/m²/year).
4. Building vs area: liquidity, demand, outlook
• AL JAWHARA TOWER is one of the mass-market complexes in the area. More than 500 sales and hundreds of tenants per year indicate high liquidity and stable demand.
• A substantial discount on purchase prices (the building is significantly cheaper than the area, by 30–35%) combined with a moderate “premium” on rental rates (slightly above the area) creates an attractive profile for tenants and potential investors.
5. ROI and fair price
Annual yield calculations (brutto ROI) for the last 12 months:
• For AL JAWHARA TOWER: rent 987 AED/m²/year / purchase price 10,725 AED/m² = 9.2% (building-level brutto ROI).
• For the area: rent 961 AED/m²/year / purchase price 16,019 AED/m² = 6.0% (area-level brutto ROI).
Adjustment for entry costs: taking into account all transaction costs (taxes, commissions, other expenses ≈ 7%), the actual annual yield (net ROI) for the building is about 8.6%, and for the area about 5.6%.
Investment-fair price range for AL JAWHARA TOWER (target yield 7–8%):
• Based on the average rent in the building (987 AED/m²/year), the fair purchase range for a 7–8% yield lies between 12,300–14,100 AED/m².
• The current average price (10,700 AED/m²) is below even the lower bound of this fair range, meaning that AL JAWHARA TOWER is currently attractively priced for investors seeking 8%+ annual returns.
• For the area, the situation is the opposite: market prices are above the “fair value” point, and to achieve a 7–8% yield, a buyer would need to purchase with a noticeable discount to current area prices.
6. Outlook
AL JAWHARA TOWER remains a liquid, budget-friendly and stable asset in Al Barsha South Fifth. Transaction volume is high, rental dynamics are positive, and yields at the current average purchase price are above the typical level for the area and for the market as a whole. The building is attractive for income-focused investments (buy-to-rent) and is suitable for both short-term and long-term leasing strategies.
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