1. Definition of the area and data structure
Actual location: DLD data for the “Bali Residences” property clearly indicate that the building is located in Al Barsha South Fifth (master project Jumeirah Village Triangle). All further comparisons are made against the benchmark for this area.
Data volume: The DLD database records 262 sales for Bali Residences and at least 35 studio-type rental contracts. This allows for detailed analysis both at the building/studio level and at the area level.
2. Liquidity
Sale and purchase transactions for the building have been coming in waves since Q1 2023, with the peak of registered deals falling in 2025 (as of now, including off-plan, sales are still being recorded). Over the last 12 months, a significant number of transactions have taken place in the building, indicating liquidity for investors and real demand for studios in this property.
The rental market also shows confirmed activity: over the last 12 months, valid studio lease contracts have been executed and registered specifically in Bali Residences.
3. Dynamics of average sale price per m² (studios)
For the building:
– In the first half of 2023, the average transaction price for studios was around 5,000 AED/m² (the building was at the launch and construction stage).
– By mid‑2024, the average price had risen to approximately 12,000–14,000 AED/m².
– In the most recent quarters, growth to 15,000–19,000 AED/m² has been recorded (by the end of the analysis period).
For the area (studios, Al Barsha South Fifth):
– The area market shows high volatility: from about 7,800 to 31,000 AED/m² in certain periods (individual deals in premium projects and outliers may be included).
– Since 2023, average prices for studios have been consistently in the 12,000–19,000 AED/m² range.
– Last 12 months: area average — 19,179 AED/m²; building average — 14,816 AED/m².
Conclusion: The building is currently trading slightly below the average studio price in the area (by 22–23%). For an investor, this is a positive factor when entering the market.
4. Rental dynamics per m² (studios)
For the building:
– Over the last four quarters, the average annual studio rent in Bali Residences increased from 1,266 to 1,619 AED/m².
– For the last 12 months, the figure stands at 1,335 AED/m² per year.
For the area:
– Across studios in Al Barsha South Fifth, the average rent over the last 12 months is 1,205 AED/m².
– In 2023–2025, the market grew from 740 to 1,380 AED/m² across the main quarters.
Conclusion: Rental rates in Bali Residences are 10–12% above the area average for studios.
5. Investment yield (ROI) — estimated values
The share of transactions and contracts allows us to estimate ROI both for this specific building and for the area.
– Average purchase price per m² for a studio over the last 12 months (building): 14,816 AED.
– Average annual rental rate per m² for a studio over the last 12 months (building): 1,335 AED/m².
– Roughly: gross yield (ROI_brutto) for the building: 9.0%.
For comparison:
– ROI for the area (studios): rental rate 1,205 / average price 19,179 = 6.3%.
Adjustment for transaction costs (taxes, commissions, vacancy) is approximately 7–8%.
– Taking expenses into account, the “net” yield (ROI_net) for the building is estimated at 8.3–8.4% (9.0% / 1.07).
– For the area, ROI_net is 5.8–5.9%.
6. Fair price range for an investor (target ROI 7–8%)
If we focus on a target yield of 7–8% per annum and current market rental rates:
– For Bali Residences, the target price range for a studio is 16,690 to 19,070 AED/m² (while maintaining a 7–8% yield), which is above the current 12‑month average price. Thus, the current price level in the building allows an investor to acquire a unit at a discount to the “fair price” and achieve a yield above the typical target.
– The area’s fair price range for studios is 15,060–17,215 AED/m² (based on area rents and target ROI). The average price in the area (19,179 AED/m²) is higher, which makes Bali Residences attractive for an investor‑buyer.
7. Final conclusions and outlook
– Bali Residences is a liquid building with strong price growth dynamics and above‑market yields for studios, confirmed by DLD data.
– Rentals and sales are proceeding at a steady pace with consistent demand.
– The building is currently selling below the average studio price in the area, while rental rates are above the area level.
– ROI for a studio owner in this building is significantly higher than the area benchmark (even after adjustments).
– Over a 3–5 year horizon, high liquidity is expected to be maintained, with realistic preservation and growth of yields (especially if acquisition prices remain at current levels).
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