1. Definition of the area and data structure
According to DLD data, the building Avenue Residence 4 is unequivocally located in the Jabal Ali First area and is part of the Al Furjan master development. All subsequent comparisons and conclusions are made strictly within these administrative boundaries.
2. Transactions and liquidity: sales volume and activity for 1-bedroom apartments
Since the launch of the project, a notable number of registered transactions for 1-bedroom apartments (1BR) in Avenue Residence 4 has been recorded. The largest spike in volume occurred in Q2 2023 – the sales peak at the time of project handover. Activity then decreased, but transactions have continued to be registered in almost every quarter up to the present. The total volume of sold 1BR units over the last 1–1.5 years amounts to several dozen transactions, which indicates healthy liquidity even at the post-handover stage.
3. Sales price dynamics and price level per m². Comparison of the building and the area
For Avenue Residence 4 (1BR), all prices and dynamics are calculated using filters only for apartments of the corresponding category and within the typical size range (30–120 m², excluding outliers).
- The average sales price per m² over the last 12 months for the building was about 14,720 AED/m² (1BR).
- For comparison, for residential apartments in Jabal Ali First within Al Furjan, the average price for the annual sample is 14,376 AED/m². Thus, Avenue Residence 4 is priced slightly above the area’s average market level, but the difference is within 2–3%, which indicates overall well-balanced positioning.
The price dynamics over the last 8 quarters for the building show some fluctuations: in the second half of 2023 prices stabilized around 13,100–13,200 AED/m², and in spring 2024 there was a jump to 16,057 AED/m² (which may reflect the effect of final sales after handover and marketing campaigns). Afterwards, the price again stabilizes in the 13,000–15,500 AED/m² range. The area has been growing slowly but steadily from 10,800 at the beginning of 2023 to 13,200–14,800 AED/m² by 2025.
4. Rentals: annual rate level for the building and the area
Analysis of lease contracts (according to DLD Ejari) showed the following:
- Valid data on rental rates per m² was found for Avenue Residence 4 (all apartments) — the average rental rate over the last 12 months is 1,065 AED/m² per year.
- For the entire Jabal Ali First (Al Furjan) area, the annual rate per m² for the same period is 965 AED/m².
Rental dynamics for the building: from Q3 2024, values have varied around ~970–1,130 AED/m² per quarter, without explosive growth or decline. The area shows steady growth: from 860 to 1,000+ AED/m² by 2025.
5. Yield and fair price range (ROI)
- Annual gross ROI for Avenue Residence 4, based on purchase at the current average price and leasing at actual rental rates, is approximately 7.24% per year (1065 / 14,720).
- For Jabal Ali First (Al Furjan): about 6.72% per year (965 / 14,376).
- Taking into account initial transaction costs (DLD, agency fee, expenses), the effective yield for Avenue Residence 4 will be around 6.7% net (gross ROI divided by 1.08).
Fair investment price range for a yield of 7–8% per year:
- For the building: 13,300–15,200 AED/m². The current price is almost in the middle of this range — no premium or discount is required for an investor.
- For the area: 12,000–14,000 AED/m². The building is slightly above the “fair” average, but without a significant gap.
6. Conclusions on the outlook for the property and the area
Avenue Residence 4 is a new, liquid building within Al Furjan – one of the prominent emerging districts of “new” Dubai with good transport and retail infrastructure, and solid price and rental dynamics. Actual yields are above the current market average for Dubai (typical 6–7%), while the price level is within a fair range for an investor. The area demonstrates confident price growth, although the pace is gradually slowing against the backdrop of overall stabilization in Dubai real estate.
For a private investor, Avenue Residence 4 is an example of a well-balanced proposition: high liquidity, a clear outlook for price growth, and the ability to achieve transparent returns in the 6.7–7.2% range after all fees.
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