1. Definition of the area and data structure
Actual location: According to DLD data, ALEF NOON RESIDENCE is located in Al Barsha South Fourth, within the master project Jumeirah Village Circle. In the DLD_transactions database, 84 sales transactions were found for this building; in DLD_rent_contracts there are also valid rental contracts (74 in total). This provides a basis for comparative analysis at the levels of unit (1BR), building, and district.
2. Liquidity and market volumes
Sales activity for 1-bedroom apartments in ALEF NOON RESIDENCE by year:
– 2023: 9 transactions
– 2024: 16 transactions
– 2025: 36 transactions (reflects a spike at handover or release of new units)
– 2026: 1 transaction (recorded in the system, but this period may include units with deferred registration)
For Al Barsha South Fourth, the market is highly liquid: thousands of apartment sales are recorded every quarter.
For rentals in ALEF NOON RESIDENCE, the number of valid contracts (more than 70) over 2024–2025 is a very strong liquidity indicator for a newly delivered building, although full-fledged statistics will accumulate as the tenant pool grows.
3. Price dynamics over 3 years
Average price per square metre for 1-bedroom apartment sales in ALEF NOON RESIDENCE (by quarter, rounded):
– 2023, Q3: ~12,000 AED
– 2023, Q4: ~11,850 AED
– 2024, Q1: ~12,300 AED
– 2024, Q4: ~12,400 AED
– 2025, range: from ~10,400 to ~13,850 AED/m² (with the average closer to 12,000–13,000 AED/m²)
For Al Barsha South Fourth, the dynamics are as follows:
– 2023, Q1: ~11,200 AED/m²
– 2024, Q1: ~12,950 AED/m²
– 2025, Q3–Q4: ~14,000–15,700 AED/m²
The increase in average price per m² is around 25–30% over 2 years, both for the district and for the building itself (based on boundary values).
Price comparison: Over the last 12 months, the average price at unit level (1BR) in ALEF NOON RESIDENCE was 11,600 AED/m², while in the district it was 15,100 AED/m². This means the building is currently trading at roughly a 23% discount to the district’s average market level for comparable properties, which may be related to the development stage, timing of handover, or lot-specific factors.
4. Rental rates
For an individual 1-bedroom apartment in ALEF NOON RESIDENCE over the last 12 months, it is not possible to determine an average rental rate at unit level due to the lack of valid contracts with this granularity. However, for the building as a whole, the average annual rent per square metre (rent_psm) over the last 12 months was 1,008 AED/m².
For Al Barsha South Fourth, the average rent per m² in recent periods is:
– 2024, Q1: ~850 AED/m²
– 2025 to date: ~960–1,050 AED/m²
Over 12 months, the indicative district rental level is approximately 950–1,060 AED/m².
Rental dynamics show a steady increase from 750–800 to 1,000+ AED/m² over the past two years.
5. ROI and fair price ranges
For ALEF NOON RESIDENCE (average figures at building level, as only at this level do we have valid simultaneous data for rent and sale):
– Average price: 11,600 AED/m²
– Average rent: 1,008 AED/m²
Investment yield (ROI, before expenses) for the building: 1,008 / 11,600 ≈ 8.7% per annum (gross).
Adjusting for transaction costs (~7% of purchase price): effective yield (ROI net) falls to around 8.1% per annum.
For the district as a whole (Al Barsha South Fourth):
– Average price over the last year: 15,100 AED/m²
– Average rent: 950–1,060 AED/m²
Investment yield (district gross ROI): 1,000 / 15,100 ≈ 6.6%
District net ROI: about 6.1–6.2% per annum.
Comparison with target range: To achieve a 7–8% yield, the optimal “investment fair price” for the building should be in the range of 12,600–14,400 AED/m² (using the formula rent/target ROI). At the current sales level, ALEF NOON RESIDENCE is already trading below this band, which creates potential for further yield growth for early buyers/investors. For the district, the current price exceeds the fair price for a 7–8% annual yield, and achieving this return would require a discount to the market.
6. Summary and conclusions for the building and the district
ALEF NOON RESIDENCE is a “young” building with strong rental absorption and active transactions at the initial handover stage. In practice, the building is selling significantly below the average level for Al Barsha South Fourth, while rental yields are materially higher than the district average. The expected ROI for a “pure” investment model exceeds 8% per annum (even after factoring in transaction costs).
In Al Barsha South Fourth, the past 3 years have seen steady growth in both prices and rental rates. However, current district prices have approached a level where yields on new acquisitions are close to 6–6.5% per annum. For investors targeting a 7–8% ROI, ALEF NOON RESIDENCE offers a more attractive entry point than the district as a whole.
Recommendation: The asset is suitable for investment, including both short-term and long-term rentals, thanks to its low entry price and high liquidity. The district remains a steadily growing market with large transaction volumes, but the potential for further yield expansion there is constrained by the current entry price.
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