1. Definition of the area and data structure
Actual location: According to the DLD database, Belgravia Heights II belongs to the Al Barsha South Fourth area, master project Jumeirah Village Circle. The queries were filtered as follows: building — Belgravia Heights II, apartment type — studio (0BR).
2. Transaction activity and liquidity
From 2021 to date, 39 studio (0BR) sales have been registered in this building, indicating stable liquidity both for the building itself and for this unit type. The peak of transactions occurred in 2022–2023; in 2024 activity remains solid, and partial data for 2025 is already appearing (most likely off-plan/rollover deals; however, for analytical purposes, years beyond 2024 should not be taken into account).
3. Price dynamics over recent years
The average price per m² for studios in Belgravia Heights II has shown steady growth from 2021 to 2024. In 2021 the average level was around 11,150 AED/m², rising to 11,800–12,700 AED/m² in 2022. In 2023 there were moderate fluctuations (from 9,700 to 12,700 AED/m²). In 2024 the price reached 15,900–17,100 AED/m² by quarter.
The closest benchmark market — the Jumeirah Village Circle master project — shows a similar trajectory for studios: from 9,500 AED/m² in 2020 to 15,300–15,800 AED/m² in 2024. Over the last 12 months, the average price in the building stands at 17,754 AED/m², versus 17,503 AED/m² for the master-project benchmark and 17,498 AED/m² for the Al Barsha South Fourth area. Thus, the current price level for studios in Belgravia Heights II is broadly in line with the market for Jumeirah Village Circle and the adjacent area.
4. Rental market analysis
According to DLD data, 13 rental contracts for studios (0BR) have been registered in the building over the past 12 months. The average rent is 1,430 AED/m²/year. This is significantly higher than the average for both the master project and the area (1,285 AED/m²/year in both cases). Over the last year, the building’s figures have remained in the 1,346–1,515 AED/m²/year range.
Comparison with Jumeirah Village Circle: here we see a steady increase in rates — from 900–1,030 AED/m² in 2023–2024 to 1,180–1,400 AED/m² in 2025. The building is outperforming the broader market, which may indicate strong demand for this new development or for this specific studio segment.
5. Comparison and yield (ROI) calculation
Formula: average rent in the building / average purchase price in the building over the last 12 months.
– Gross ROI for the building: 1,430 / 17,754 ≈ 8.05% per annum.
– Gross ROI for the master project: 1,285 / 17,503 ≈ 7.34% per annum.
After deducting typical one-off entry costs (around 7%), the net ROI for the building is approximately 7.5% (8.05% / 1.07).
6. Fair investment price range for a target yield of 7–8%
– For a target yield of 8% per annum: fair price = rent per m² / 0.08 = 17,900 AED/m².
– For a target yield of 7% per annum: rent per m² / 0.07 = 20,430 AED/m².
– The current average price in the building (17,754 AED/m²) is at the lower bound of the fair range (more precisely, it corresponds to a yield slightly above 8%).
7. Conclusions on liquidity and outlook
Belgravia Heights II (studios) demonstrates strong liquidity in both sales and rentals. Transaction and leasing activity are high; price and rental levels are confidently in line with Jumeirah Village Circle averages, and on the rental side even exceed the master project and the wider area, indicating strong popularity among single-occupancy tenants. Based on actual DLD prices, the yield is around 8% gross per annum and slightly above 7% net after costs, confirming the investment appeal of the asset.
Studio prices in the building are already at the “fair investment price” level for a target yield of 7–8% per annum. Upside potential is limited — without additional growth in demand or rents, substantial further price appreciation over a 1–2 year horizon is unlikely. Belgravia Heights II studios are an optimal choice for a balanced investment with a combination of yield and exit flexibility, primarily for investors targeting returns above 7% with minimal operational risk.
Related Articles
- ROI analysis of apartment in ALTIA ONE: DLD data and real deals
- ROI analysis of apartment in Peninsula One: DLD data and real deals
- ROI analysis of apartment in Sobha Hartland Waves: DLD data and real deals
- ROI analysis of apartment in Azizi Riviera 37: DLD data and real deals
- ROI analysis of apartment in LOLENA: DLD data and real deals
