1. Definition of the area and data structure
Actual location: According to DLD, the building BANYAN TREE RESIDENCES HILLSIDE DUBAI is located in Al Thanyah Fifth and is part of the Jumeirah Lakes Towers master project. For the analysis, filters by building name, master project and area were used; all values are consistent with DLD data.
2. Sales: volume, dynamics, comparison with the area
There have been 253 registered sale transactions for 1-bedroom apartments (1BR) in BANYAN TREE RESIDENCES HILLSIDE DUBAI (Residential, Unit, Flat). The transaction volume in the building is sufficient for an accurate assessment of market levels and price dynamics.
Dynamics of the average price per square metre in the building over recent years:
– 2021: average price in the range of 16,500–19,900 AED/m², a stable entry to the market after the start of sales.
– 2022–2023: fluctuations between 15,700–21,000 AED/m², with the average level increasing, especially over the 2023–2024 horizon.
– Last four quarters: the average price has been consistently in the 20,300–23,100 AED/m² range, clearly exceeding the area’s price benchmark.
Over the past 12 months, the average sale price of 1BR units in this building was about 21,660 AED/m² across 23 transactions.
The price dynamics for Al Thanyah Fifth using the same filters (1BR) show steady growth: from 7,800–12,000 AED/m² in 2020–2022 to 17,000–20,000+ AED/m² by mid‑2024. Over the past 12 months, the average level for the area is 19,760 AED/m² (1,877 transactions).
Thus, BANYAN TREE RESIDENCES HILLSIDE DUBAI is currently trading at a premium of around 9–10% to the area, which is in line with the project’s premium positioning.
3. Rentals: data availability and feasibility of calculations
According to DLD, there are no valid rental transactions for 1-bedroom apartments (1BR) in open contracts over the past 12 months for BANYAN TREE RESIDENCES HILLSIDE DUBAI, for the Jumeirah Lakes Towers master project, or even for Al Thanyah Fifth as an area. In all these segments it was not possible to obtain statistics either on volume or on the average annual rent per square metre for 1BR residential apartments. This may indicate either a low share of units being rented out in this building and master project, or insufficient granularity of DLD’s open rental data for the current period.
4. ROI and fair price for an investor
Since the DLD database does not contain valid data on concluded rental contracts for the requested segment (neither at the building, master-project, nor area level), it is impossible to calculate the average rent, indicative gross (brutto) ROI, adjusted net ROI, or to compare these with the current market price level. Accordingly, it is also impossible to determine a “fair price range for a 7–8% yield”: without confirmation of actual rental rates, any such estimates would be inaccurate.
5. Assessment of liquidity, prospects and market position
The transaction volume for 1BR units in the building is very high: regular sales, stable market activity and positive price dynamics. Overall, the 1-bedroom segment in this building has significantly outperformed the average price level in Al Thanyah Fifth over the past 1–2 years, which is typical for premium-class assets.
The lack of rental data is a limitation for investors evaluating the property from a yield perspective, but for owners and sellers it does not indicate issues with saleability: sales liquidity is confirmed by the high frequency of transactions.
6. Key takeaways for the building
– BANYAN TREE RESIDENCES HILLSIDE DUBAI is a premium-level asset in Al Thanyah Fifth (Jumeirah Lakes Towers) with stable demand in the sales market and a substantial price premium to the area.
– The current average price for 1BR units in the building is about 21,660 AED/m², versus 19,760 AED/m² for the area over the past 12 months.
– It is not possible to assess investment returns (ROI) due to the absence of valid 1BR rental contracts in DLD data.
– Sales liquidity is high, while the rental market (according to DLD data) is not represented.
– The building is oriented either towards end-users or towards a premium tenant segment that does not generate a large number of official long-term contracts.
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