1. Definition of the area and data structure
Actual location: The Beverly Boulevard building is located in the Al Barshaa South Third district, within the Arjan master project. This data is confirmed by DLD transactions.
Data volume: For studios (0BR) in Beverly Boulevard, 221 sale transactions and 166 residential lease contracts have been recorded, which allows for detailed analytics both for the building itself and for the wider area. The entire Al Barshaa South Third (Arjan) district is characterized by high market activity – DLD has registered almost 20,000 apartment sale transactions and more than 46,000 lease contracts.
2. Liquidity and demand
The transaction volume for Beverly Boulevard is consistently high, especially at project launches (there were distinct waves of bulk sales). In recent years, transaction activity for studios has been growing: in 2023–2025, between 6 and 56 deals per quarter were concluded in certain quarters. Rental demand is also stable: more than 100 new residential studio lease contracts in the building over the past 2 years, indicating high liquidity and strong tenant demand.
The Arjan and Al Barshaa South Third market is characterized by very high turnover: the district is one of the most active in Dubai, and rental demand is steadily increasing.
3. Sale price dynamics per m²
Beverly Boulevard (studios, m², DLD transactions):
– 2023, Q2: 13,570 AED
– 2023, Q3: 14,189 AED
– 2023, Q4: 13,768 AED
– 2024, Q1: 13,934 AED
– 2024, Q2: 14,275 AED
– 2024, Q3: 14,763 AED
– 2024, Q4: 15,226 AED
– Average over the last 12 months: 16,227 AED/m²
The trend is clearly upward: over the past 1.5 years, the average transaction price has increased from 13.5k to 16.2k AED/m².
For comparison, across Arjan (Al Barshaa South Third) the average price for studio flats over the last 12 months amounted to 14,647 AED/m² – lower than in Beverly Boulevard, which indicates a premium for this building relative to the surrounding area.
4. Rental rate dynamics per m²
Beverly Boulevard (studios):
– Average rent over 12 months: 1,445 AED/m²/year (current contracts confirmed by DLD)
– Quarterly dynamics (2025): rates range from 1,398 to 1,715 AED/m²/year, with growth observed towards the end of the year.
Arjan (Al Barshaa South Third, studios):
– Average rent over 12 months: 1,166 AED/m²/year.
– Area dynamics: exponential growth over the last 4 years – from 600–700 AED/m²/year in 2020 to ~1,100–1,200 AED/m²/year in 2025.
Beverly Boulevard shows a stable rental premium to the area (~20–25%), which indicates strong demand for apartments in this building, a favorable market environment, and a potential effect of newer/more liquid stock.
5. Comparison of prices and rates: building vs area
Over the last 12 months:
– Average sale price of a studio in Beverly Boulevard: 16,227 AED/m².
– Average sale price of a studio in the area: 14,647 AED/m².
– Average annual rent in the building: 1,445 AED/m².
– Average rent in the area: 1,166 AED/m².
Building premium to the area by price: +11%. Building premium by rent: +24%. This confirms the project’s positioning slightly above the area average – both in terms of demand and quality.
6. Yield (ROI) and fair value analysis
Calculated gross yield (Brutto) based on DLD:
– For the building (studios): ROI_brutto ≈ 1,445 / 16,227 ≈ 8.9% per annum.
– For the area (studios): ROI_brutto ≈ 1,166 / 14,647 ≈ 8.0% per annum.
Taking into account transactional and entry costs (7–8%), the net yield for an investor in Beverly Boulevard is estimated at around 8.2–8.3% per annum, and for the area – about 7.4–7.5%.
Investment fair value range for an investor targeting a 7–8% annual yield (based on DLD data):
– For the building: 18,062 – 20,643 AED/m² (rent_psm / 0.08 … rent_psm / 0.07)
– For the area: 14,575 – 16,664 AED/m²
The current average price per m² in Beverly Boulevard (16,227 AED) is approximately at the lower boundary of the fair value range (based on a 7–8% target yield), meaning that purchases at current market levels can still provide the desired return without requiring a deep discount.
7. Conclusions and outlook
Beverly Boulevard (Arjan) is a liquid building with steady demand for both rentals and sales, and a high frequency of transactions and contracts. The asset outperforms the area in terms of current prices and rental rates. Over the past 1–2 years, both prices and rents have grown significantly and continue to show an upward trend. The average gross yield on studios exceeds 8%, which is very attractive by Dubai standards. Even after factoring in all entry costs (around 7–8%), the yield remains around 8% or slightly lower, which is above the average for the area and the market overall.
The Al Barshaa South Third (Arjan) district market is stable; rental and price growth is confirmed by a large number of transactions, and liquidity is above the city average. An investor can expect quick leasing and minimal vacancy.
Summary: Over a 3–5 year horizon, the outlook for Beverly Boulevard and the wider Arjan area remains positive – ongoing district development, strong demand regularly recorded by DLD, and rising prices and rents. The project is suitable both for investment aimed at generating a stable rental income stream and for an exit on a growing market.
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