1. Definition of the area and data structure
Actual location: According to DLD (Dubai Land Department), the Beverly Boulevard building is unequivocally classified within the Al Barshaa South Third area and the Arjan master project. All calculations and benchmarks were carried out specifically for this area, based on the structure of DLD transactions.
Data structure and volume:
– The database contains several dozen transactions for 2BR apartments in Beverly Boulevard over the past 1–2 years.
– For the building, both purchase and rental contract data are available; for comparative analysis, aggregated data for Al Barshaa South Third were also used (primarily for flat-type apartments, according to the filter).
– For 2BR rentals specifically, no valid contracts were found for the last 12 months, but there is recorded rental statistics for Beverly Boulevard as a whole.
2. Liquidity and transaction volume
Sales:
– For Beverly Boulevard, at least 14 sales of 2BR apartments have been recorded over the past two years, with a clear increase in activity starting from Q3 2023.
– Peak activity was observed in Q2–Q4 2024 and 2025, indicating stable demand at the current stage of the project’s lifecycle.
– Overall, the building’s liquidity is assessed as good against the backdrop of the total transaction volume in Al Barshaa South Third (where the sample includes thousands of apartment deals over two years).
Rentals:
– The system records 166 rental contracts (of various types) for Beverly Boulevard, which also indicates strong tenant demand for the property.
– Over the last 12 months (for all apartments in the building), there is a valid sample to calculate the average annual rental rate.
3. Price dynamics and current price levels per m²
Beverly Boulevard, 2BR apartments:
– Price per m² shows moderate growth:
– Q3 2023 – 11,947 AED/m²
– Q1 2024 – 12,609 AED/m²
– Q2 2024 – 13,149 AED/m²
– Q3 2024 – 14,983 AED/m²
– Average over the last 12 months: 14,404 AED/m²
Al Barshaa South Third (area, all apartments):
– Historical dynamics for the area show growth from 10,303 AED/m² (early 2022) to 13,652–14,156 AED/m² (2024–2025), with local peaks reaching 15,549 AED/m².
– Average price per m² in the area over the last 12 months: 14,702 AED/m²
– Thus, Beverly Boulevard is currently broadly aligned with the area in terms of pricing: the deviation is under 3%.
Distribution of sizes and prices:
– Sizes of 2BR apartments in Beverly Boulevard: 103–121 m², with most transactions between 1,250,000 and 1,900,000 AED.
– The area as a whole shows a wider range of sizes (from 33 to 204 m²) and average prices per m² (9,500–19,500 AED/m²).
4. Rental dynamics and levels per m²
For Beverly Boulevard, all apartment types:
– Average annual rental rate per m² over the last 12 months: 1,382 AED/m²
– By quarters of 2025: from 1,305 to 1,742 AED/m² — rates show an upward trend.
For Al Barshaa South Third:
– In 2021–2022, the average rent per m² was at 570–660 AED/m², gradually increasing to 830–995 AED/m² in 2024–2025.
– Area average over the last 12 months: 953 AED/m² per year.
Accordingly, Beverly Boulevard rents at a significantly higher level than the area — a rental premium of ~45% versus the average area rate (1,382 vs 953 AED/m²).
5. Investment yield (ROI) and fair price range
Calculation based on data for the last 12 months:
– Average purchase price (building, 2BR): 14,404 AED/m²
– Average annual rent (building, all types): 1,382 AED/m²
Rough estimate of average gross yield (for the building):
– ROI_brutto: 1,382 / 14,404 ≈ 9.6% per annum
– ROI_net (taking into account entry costs of ~7%): 1,382 / (14,404 * 1.07) ≈ 9.0% per annum
Calculation for the area:
– Average purchase price (area): 14,702 AED/m²
– Average rent (area): 953 AED/m²
– ROI_brutto for the area: 953 / 14,702 ≈ 6.5%
– ROI_net (area): 953 / (14,702 * 1.07) ≈ 6.1%
Spread and fair price:
– “Fair price” range for a target yield of 7–8% for the building: 1,382 / 0.08 = 17,275 AED/m² (upper bound), 1,382 / 0.07 = 19,743 AED/m² (lower bound)
– The actual price is below this range, meaning the current level will provide a yield above 8% if rental rates are maintained.
6. Conclusions and outlook for an investor
– Liquidity of both Beverly Boulevard and Al Barshaa South Third is high: transactional activity in both sales and rentals is stable, with demand confirmed by the number of closed deals.
– The building is positioned at the upper end of the rental price segment in the area, while purchase prices are currently only slightly below or in line with the area average.
– Gross yield for the building based on current-year DLD data exceeds 9% and is above the area’s average levels. This is attractive for an investor, especially given the current market environment.
– To achieve a yield of 7–8%, the “fair” price range according to DLD is 17,000–20,000 AED/m², and current market prices in Beverly Boulevard remain below this threshold.
– The area continues to show growth in both prices and rents, which is justified by the investment appeal of Arjan/Al Barshaa South Third over a 3–5 year horizon.
Overall, objective DLD data confirm the investment attractiveness of 2BR apartments in Beverly Boulevard, with yields above the area average. Combined with sustained demand, this allows one to view the asset confidently both from a rental and a resale perspective.
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