1. Definition of the area and data structure
The actual location of the property is confirmed by DLD data: Al Serh Residences 11 By Asak Real Estate Development is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project. The analysis covers a two-bedroom apartment (2BR) and the entire building, as well as the Al Barsha South Fourth area as a market benchmark.
2. Number of transactions and liquidity
Over the entire history, 7 transactions for 2-bedroom apartments in this building have been registered, all in 2025. This indicates either a small building size or a high share of primary sales within a narrow time window, which is typical for new projects. For apartments in this area, tens of thousands of lease contracts have been recorded in recent years, which ensures high overall market liquidity.
3. Sales price dynamics and levels
The average price per square metre in the building over the last 12 months was 12,890 AED/m² for a 2BR apartment. Quarterly dynamics for the building in 2025:
– Q1: 11,424 AED/m²
– Q2: 13,155 AED/m²
– Q3: 11,828 AED/m²
For Al Barsha South Fourth, the average price for apartments over the last 12 months is 15,196 AED/m², and the quarterly dynamics over the past 3 years show steady growth: from 9,000–10,000 AED/m² in 2022 to 13,300–15,700 AED/m² in 2024–2025. The pace of price growth in the area significantly outperforms the dynamics for the subject building: the property is trading at roughly a 15% discount to the area benchmark.
4. Rental levels and yield
For the building and the corresponding category of 2BR lease contracts in DLD data over the last 12 months, there is no information available: no valid contracts were found under the “2 bed rooms” filter for the building, the master project, or the area. Across the entire Al Barsha South Fourth area (all apartments), the average rental rate over the last 12 months is 1,051 AED/m²/year. The current average market rental rate in the area has increased by about 38% over the past 2 years (from 760 to 1,050 AED/m²/year).
5. ROI and investment fair value
ROI can only be calculated at the area level, as there is no direct rental data for the building.
– Gross yield for the area: 1,051 / 15,196 = 6.9% (over the last 12 months per DLD, for apartments without breakdown by layout).
– Net yield, taking into account typical costs (7–8%): around 6.4–6.5% per annum.
– Investment fair price range (for a target yield of 7–8% per annum): 13,140–15,020 AED/m² (for the area). The current average area price is at the upper end of this range, while the building is priced almost 15–18% below the market, which in theory provides a “safety margin” or will require an additional premium once rental levels stabilise.
6. Comparison with the area
In terms of sale price, Al Serh Residences 11 By Asak Real Estate Development (2BR) is significantly cheaper than the area level (approximately 12,900 versus 15,200 AED/m²).
The rental rate is known only at the level of the entire area; the building is being sold at a noticeable discount to the average market level.
7. Conclusions
– Transactions: the asset is low-liquidity at the building level, but the area as a whole is very active, which provides overall liquidity for an investor.
– Prices: the building is trading significantly below the area average, which may indicate upside potential or less attractive characteristics of this particular property.
– Rentals: there is no objective DLD data on rental rates specifically for the building. One can only rely on area-level figures, where the average yield is currently slightly below the typical investment “target” of 7–8% per annum.
– Outlook: the building is attractive for a buyer focused on entering below market price; however, an accurate assessment of individual yield is impossible without confirmed DLD rental data. Entering at a discount increases the potential for capital growth if and when rental levels recover or stabilise in the future.
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