1. Definition of the area and data structure
Actual location: According to DLD, the building BELGRAVIA III belongs to the Al Barsha South Fourth area and the Jumeirah Village Circle master project.
According to the DLD database query:
– There are 361 registered transactions for the BELGRAVIA III project, including 103 transactions for two-bedroom apartments (2 b/r).
– All statistics for the building are based specifically on the filter “2 b/r” and “BELGRAVIA III” at the project_name level.
– At the Jumeirah Village Circle master-project level, the volume of transactions in the two-bedroom segment is significantly higher, which allows this level to be used for comparison and benchmarking.
– Over the last 12 months there are NO valid rental contracts in the DLD database for the building, the master project, or the area for the “2 bed rooms” type. This is atypical and indicates a possible specificity or novelty of the building, or a delay in the registration of rental transactions.
2. Volume and dynamics of two-bedroom transactions in BELGRAVIA III
By year of registration:
– 2020 — 3 transactions
– 2021 — 27 transactions
– 2022 — 24 transactions
– 2023 — 19 transactions
– 2024 — 17 transactions (as of the query date)
The dynamics of title issuance and transactions show a pronounced time distribution: the peak falls on 2021–2022, after which the transaction volume moderately declines (typical for new buildings after handover).
3. Dynamics of average price per m² (2-bedroom, BELGRAVIA III)
In the period from 2020 to 2024:
– In 2020–2021 the average price per m² fluctuated in the range of 8,500–9,300 AED/m².
– In 2022 there is a slight increase: from 9,400 to 11,000 AED/m².
– In 2023 the trend strengthens: the quarterly range is approximately 9,600–12,900 AED/m².
– Over the four quarters of 2024 (based on current data) the average price reached 10,885–13,317 AED/m², with noticeable intra‑year volatility.
Over the last 12 months (July 2023 — June 2024):
– The average price for 2-bedroom units in BELGRAVIA III according to DLD is 10,249 AED/m² (11 transactions, filtered by typical size and price).
4. Price dynamics and levels in Jumeirah Village Circle (2-bedroom apartments)
In JVC over the same period, quarterly values are:
– 2020: prices increased from ~6,800 to ~8,000 AED/m².
– 2021: a further gradual rise to 8,500 AED/m².
– 2022 — first half of 2023: growth accelerates; price range 8,800–11,600 AED/m².
– 2024: high activity and the average price per m² is consistently in the 11,400–12,300 AED/m² range.
Over the last 12 months in JVC:
– The average price for 2-bedroom units is 13,022 AED/m² (2,331 transactions, filtering analogous to the building).
5. Rental market: availability and dynamics
For the last 12 months, DLD contains no valid rental contracts for 2-bedroom apartments either in BELGRAVIA III itself, or across the entire Jumeirah Village Circle and Al Barsha South Fourth area. There is also an insufficient amount of rental data to analyse dynamics or to average rental rates by year/quarter.
This means that it is impossible to reliably estimate the average annual rental rate per m² or to calculate yield (ROI) on a robust data basis.
6. Comparison of the building and the area, fair price range, yield
Price comparison:
– BELGRAVIA III (2-bed, 12 months): 10,249 AED/m².
– JVC (2-bed, 12 months): 13,022 AED/m².
Conclusion: At the time of analysis, BELGRAVIA III is trading roughly 21% below the average level across JVC in the two-bedroom segment, possibly due to sales specifics (off-plan, internal deals or a delayed entry to the rental market).
It is NOT possible to determine a fair investment price range via payback (based on rental levels) FOR THIS BUILDING — there is no confirmed market rental level in DLD data.
7. Overall assessment of liquidity and investment potential
Liquidity: In terms of transaction count, the building showed high activity at the time of occupancy (2021–2022), followed by a decline. By contrast, across the wider area activity and price growth persist, and the market for new deals in JVC is very broad.
Rental demand: There are no current data on concluded contracts for 2-bedroom apartments, which does not allow conclusions to be drawn on the conversion of capital value into rental income in this particular building.
ROI: Cannot be calculated on the basis of DLD — there is no actual rental rate for the building/area in the 2-bedroom segment. Accordingly, it is not possible to correctly determine a fair “for investor” price range.
8. Outlook
BELGRAVIA III is a relatively new building in the actively developing JVC. Price growth over 3–4 years has been substantial, from 8,500 to 13,000+ AED/m², reflecting the area trend, but the current price based on completed transactions in the building is noticeably below the wider area (alternatively: deferred registrations or weak secondary-market dynamics).
For investors: In the absence of an open rental market in DLD data, assessing yield and the investment fairness of the price is not possible. The secondary market is forming, but an analysis of rental potential either requires additional data sources or waiting for contracts to appear in DLD.
9. Conclusion: In 2023–2024 BELGRAVIA III has been trading significantly below the average JVC level for 2-bedroom apartments. Initial liquidity was high, but there are no real rental data. For an objective ROI assessment, it is worth waiting for rental contracts to appear in the system.
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