1. Definition of the area and data structure
Actual location: According to the DLD (Dubai Land Department) database, the BELGRAVIA III building is located in the Al Barsha South Fourth area, within the Jumeirah Village Circle master project. This is confirmed by direct transactions for the BELGRAVIA III project in the DLD.
There is a solid sample for the building — more than 350 sale transactions and 700+ lease contracts have been identified. The analysis is based precisely on this data.
2. Liquidity: sales and rental volumes
Sales (2-bedroom apartments, “2 b/r”):
– Significant transaction volume since late 2020. Peaks were recorded at the turn of 2021–2022, followed by regular sales up to the current year.
– The number of transactions for 2-bedroom apartments reached 6–9 deals per quarter during active periods.
– The volume of new deals declined in 2023–2024, but transactions are still taking place — the building has proven liquidity.
Rentals:
– The project has more than 700 registered lease contracts (current and past). This is typical for an investment-focused building in Jumeirah Village Circle.
– The pace of new lease agreements is stable, across almost all residential types.
Demand in the building and the wider area is steady; rapid leasing of units is confirmed by the large volume of contracts.
3. Price and rental dynamics over 3–5 years
Purchase price (average price per m², 2-bedroom units only):
– From 2020 to 2024, the average price increased from 9,000–9,500 to 13,000 AED/m², but there is volatility (at times ranging from 8,000 to 16,000 AED/m²).
– Over the last 12 months: the average price level in BELGRAVIA III for 2-bedroom apartments was about 9,670 AED/m².
– Overall, the building has been priced slightly below the average level for Al Barsha South Fourth (area: 15,080 AED/m², building: 9,670 AED/m² over the last 12 months).
Rental rates (annual rent per m²):
– Building (all apartments): Over the last year — average annual rent of 1,083 AED/m².
– Area: Over the same period — 1,040 AED/m².
– Rental dynamics for the building: steady growth since 2022 (from ~830 to 1,070–1,130+ AED/m² in 2024), with growth rates outpacing the area.
4. Comparison: building vs area
Purchase cost:
– BELGRAVIA III is currently 35–40% cheaper than the average level in Al Barsha South Fourth, which is explained by the asset’s positioning in its segment and the specifics of the wider area sample (including premium projects).
– In terms of rent, the building is at or slightly above the area average (1,083 vs 1,040 AED/m² over 12 months).
5. ROI and fair price range
Calculations based on the last 12 months (DLD data only):
BUILDING (BELGRAVIA III, all apartments):
– Average price per m²: ~9,670 AED.
– Average annual rent per m²: ~1,083 AED.
– ROI_brutto: 11.2%
– ROI_net (assuming typical costs of about 7%): 10.5%
AREA (Al Barsha South Fourth, all apartments):
– Average price per m²: ~15,080 AED.
– Average annual rent per m²: ~1,040 AED.
– ROI_brutto: 6.9%
– ROI_net: 6.4%
“Fair price range” for a buy-to-let investor targeting a 7–8% net yield:
– For the building: any purchase level up to ~13,500–15,470 AED/m² fits the “investment logic” for a 7–8% ROI.
– Fact: the building is currently priced well below this range (9,670 AED/m²), meaning the upside is substantial, no discount is required — the yield is above the typical market target.
6. Outlook and conclusion
– BELGRAVIA III is a liquid and in-demand building with a proven track record of sales and rentals, outperforming the area in terms of yield and clearly attractive for investors.
– If the main goal is to maximise income and ensure ease of resale, this asset is currently more compelling than the area benchmark.
– Capital appreciation potential is limited, but the high effective yield (10.5% net) makes it a product for investors prioritising income.
– Alternative: if the goal is lower risk and a focus on premium projects in the area, it may be worth considering a higher-priced segment (with correspondingly lower yields).
The data is based exclusively on DLD and reflects actual sale and lease transactions over the past 3–4 years.
Related Articles
- How to sell an unit in Dubai in The Central Downtown C – analysis 2026
- ROI analysis of apartment in Time 1: DLD data and real deals
- How to buy an unit in Dubai in La Violeta 2 – analysis 2026
- ROI analysis of apartment in Lakeside: DLD data and real deals
- ROI analysis of apartment in Beverly Boulevard: DLD data and real deals
