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1. Definition of the area and data structure
Actual location: the Bahar 1 building is situated in the Marsa Dubai area, within the master project Jumeriah Beach Residence – JBR. This definition is based on DLD data and direct matching of the building name in the open transactions database.
The DLD_transactions table records 299 sales for the Bahar 1 building over the entire observation period, which indicates a sufficient statistical sample for sales analysis. There are no direct rental contracts for this building registered in DLD; however, there is extensive rental statistics for the JBR master project (over 20,000 contracts) and for the Marsa Dubai area as a whole (more than 115,000), which makes analysis at these levels relevant.
2. Dynamics of transactions, prices and liquidity
The transaction frequency for Bahar 1 has remained stable in recent years, with minor quarterly fluctuations. On average, between 8 and 27 transactions are completed every 3 months, which indicates stable liquidity and sustained buyer interest. No significant periods of liquidity “slumps” are observed.
The average sale price per square metre in Bahar 1 by quarter has increased from around 8,000–9,000 AED at the beginning of 2020 to 15,800 AED over the last 12 months. The dynamics were as follows: in 2020–2021 prices fluctuated in the range of 8,100–10,200 AED/m²; from early 2022 a pronounced growth trend emerged, with quarterly averages exceeding 12,000–15,000 AED/m², and a peak reached in Q2 2025 (17,400 AED/m²). Over the past year, the average transaction price in the building has been around 15,858 AED/m².
For the Marsa Dubai area as a whole, the price level is significantly higher: the average transaction price over the last 12 months stands at 29,022 AED/m², with an exponential trend since 2020 as well (from 17,300 AED/m² in 2020 to 32,000 AED/m² in 2025, based on quarterly averages). This shows that Bahar 1 is substantially cheaper than the wider area market — the difference is almost 45%.
3. Rental and yield analysis
At the moment, the DLD database contains no registered rental transactions for Bahar 1 itself, which is typical for a number of older projects with predominantly resident owners. Given the absence of building-level data, market yield can be estimated using the benchmarks of the JBR master project and the wider Marsa Dubai area.
The average annual rental rate per square metre in JBR over the last 12 months is 1,178 AED/m², and for Marsa Dubai it is 1,307 AED/m². Both figures are supported by a large and stable sample of lease contracts, which allows them to be treated as market benchmarks for the area and comparable buildings.
4. ROI (payback) and “fair price” based on the rental market
It is not possible to directly calculate the gross yield for Bahar 1 — there are no registered up-to-date rental contracts. The calculations below are made at the level of the entire Marsa Dubai area and the JBR master project.
– For the Marsa Dubai area:
– Average market price — 29,022 AED/m².
– Average market rent — 1,307 AED/m²/year.
– The area’s ROI_brutto is around 4.5% per annum (1,307 / 29,022).
– Taking into account entry costs (7–8%), the actual net yield (ROI_net) falls to about 4.2–4.3%.
– For JBR:
– Average rent — 1,178 AED/m²/year.
– At the current market price of Bahar 1 (15,858 AED/m²), the hypothetical yield compared with JBR peers looks higher: around 7.4%.
A typical target yield range for investors in the market is 7–8% per annum. At the current entry price in Bahar 1 (15,858 AED/m²) and using standard rental rates for the JBR master project (1,178 AED/m²/year), a potential buyer can theoretically achieve a gross yield at the upper end of the market range (7.4%).
“Fair price” for an investor at a target yield of 7–8%:
– For Bahar 1 and similar assets in JBR: if the JBR rental rate is 1,178 AED/m², then to achieve a 7–8% yield, the fair price range is 14,700–16,800 AED/m².
– The current price level of Bahar 1 is exactly within this range. No discount is required to reach 7–8% in the case of successful long-term leasing at the average JBR rate.
For an investor overall:
– Apartments in Bahar 1 are sold noticeably below the Marsa Dubai area average and, at similar rental rates, can generate yields above the area average.
– Current prices in Bahar 1 look fair from a market perspective for long-term buy-to-let investments.
– It is not possible to draw conclusions on the maximum yield of a specific unit without valid rental transactions for the building itself.
5. Conclusions and outlook
Bahar 1 (JBR, Marsa Dubai) is a liquid asset with a stable transaction volume. The building trades at a discount to both the wider area and JBR overall, which potentially increases its investment appeal for rental strategies. With a market transaction price of around 15,850 AED/m² and a typical JBR rental rate of 1,178 AED/m²/year, investors can expect yields within the market range.
Key points:
– Acquiring in Bahar 1 offers a relatively low entry price compared with the area and can serve as a higher-yield alternative.
– The volume and dynamics of sales support a good level of liquidity.
– The outlook for Marsa Dubai and JBR suggests solid prospects for sustained rental and sales demand, but price growth has slowed significantly after the sharp rally in 2022–2023.
6. Report limitations
All yield and fair price calculations are based solely on averaged actual DLD indicators for the area and the master project, as there are no rental transactions for Bahar 1 itself in the DLD database. Individual figures for specific apartments may differ. A direct assessment of rent and ROI for Bahar 1 can only be produced once a valid database of rental contracts for the building itself becomes available.
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