1. Definition of the area and data structure
Actual location: According to DLD, Beverly Boulevard is located in Al Barshaa South Third, master project Arjan.
The DLD database contains large arrays of sales transactions (921,298 records) and lease contracts (4,793,587 records), which allows for robust and accurate market conclusions.
2. Liquidity and demand structure
Over the past 12–18 months, transactions for Beverly Boulevard (2-bedroom apartments) have shown stable activity. From 2023 to early 2025, numerous sales of this layout have been recorded. In Arjan, the 12‑month volume totals 668 transactions for 2-bedroom units (2BR), confirming strong demand and fast absorption of apartments in this format.
3. Purchase price dynamics
For Beverly Boulevard (2BR), the weighted average price per m² is growing, but there is noticeable quarter‑to‑quarter volatility:
– Over the last 12 months, the average price has been around 14,404 AED/m² for the building and 12,603 AED/m² for the wider area.
– In 2024–2025, quarterly values for the building fluctuated between 12,609 and 17,135 AED/m² (the spike in Q3 2025 is likely due to a one‑off transaction at an elevated price).
– For the Arjan/Al Barshaa South Third master project, the trend is smoother with confident growth: from 9,245 AED/m² in 2021–2022 to 11,650–12,900 AED/m² in 2025.
On average over the past year, Beverly Boulevard has been trading at a 10–15% premium to the area average in terms of price per m² for 2-bedroom apartments.
4. Rental rate dynamics
Unfortunately, there are no rental contracts for Beverly Boulevard itself recorded in DLD – a typical situation for new/ recently delivered properties or investment‑focused projects at an early stage. Across the full sample for Al Barshaa South Third, however, there is a sufficient number of residential lease contracts to provide reliable analytics on market rental levels.
– Average annual rental rate per m² for the area (last 12 months): 948 AED/m².
– There is a clear, steady growth trend: from ~600 AED/m² in 2021 to 950–1,100 AED/m² in 2025 (by quarters).
– Rents have been rising with minor fluctuations but a pronounced long‑term upward trend, indicating strong demand in the location.
5. Price comparison and return calculation (ROI)
Current figures (last 12 months):
– Average sale price per m² for 2BR in Beverly Boulevard: 14,404 AED/m²
– For comparable apartments in Arjan: 12,603 AED/m²
– Average annual rent per m² for the area: 948 AED/m² (no data for the building itself)
– Gross yield for the area: 948 ÷ 12,603 ≈ 7.5% per annum (based on DLD)
– For an apartment in Beverly Boulevard: calculation is not possible due to the absence of unit/building‑level rental contracts. Only the area benchmark can be used as a reference.
Adjustment for transaction costs (approximately 7–8%):
– Area gross ROI (7.5%), net of costs (~7%), results in a net yield (ROI_net) in the range of about 6.95–7% per annum.
6. “Fair price range” for an investment yield of 7–8% per annum
“Fair price per m²” range assuming a 7–8% yield target:
– Lower bound for the area: 948 ÷ 0.08 = 11,850 AED/m²
– Upper bound: 948 ÷ 0.07 = 13,540 AED/m²
Comparison: The average actual price in Beverly Boulevard (14,404 AED/m²) is noticeably above the fair range for a 7–8% yield (by 6–12%).
This means that at the current transaction levels in the building, to achieve a yield above 7% from rent, either a discount to current prices is required, or rental rates must grow faster.
7. Outlook and conclusions
– Liquidity in the area and for this unit type is very high, with clear and stable demand for buying and renting 2BR units.
– Beverly Boulevard is significantly more expensive than the area average, but transaction demand is confirmed.
– The yield of this complex, based on DLD metrics, is substantially lower than the wider area (in the absence of direct rental contracts for the building, we rely on the benchmark). The complex is attractive for buyers who see a premium positioning or believe in further growth of the location, but for investors targeting quick income it will be necessary either to secure a discount or to assume rental growth above the current area average.
– Overall, the area demonstrates an upward trend in rents and a gradual increase in prices, which supports investment expectations over a 3–5 year horizon.
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