1. Definition of the area and data structure
Actual location: according to DLD, the Beverly Boulevard building belongs to the Al Barshaa South Third district and the Arjan master project. In the DLD database, Beverly Boulevard is shown under exactly this name. For filtering, only transactions with 1 bedroom (1 b/r) apartments were selected.
Data structure:
– For sales of 1 b/r apartments in Beverly Boulevard, there are 437 transactions since 2023.
– The full sample for Al Barshaa South Third over the last 12 months includes a large pool of sales and rental contracts, which allows for a correct comparison with the wider district.
2. Sales dynamics and pricing
Beverly Boulevard (1 b/r):
– The transaction frequency for 1-bedroom units peaks in Q2 and Q3 of 2023–2025, with dozens of deals each quarter.
– The dynamics of the average price per m² show a pronounced growth: from 11,600–12,600 AED/m² in mid‑2023 to ~15,400–20,600 AED/m² in 2025–2026. Over the last 4 quarters, the range of average prices per m² is from 13,900 to 20,600 AED/m² (excluding future periods; values for 2026 are shown formally, while the analysis covers only actual transactions up to today’s date).
Al Barshaa South Third (apartments):
– The district is steadily growing: in 2023 average prices were 11,000–14,000 AED/m², and by the 2025 quarters they reached 13,700–15,600 AED/m².
– The trend is comparable to that of Beverly Boulevard; however, from mid‑2024 the building itself has been trading at a premium to the district.
3. Current market price level
– Over the last 12 months, the average 1 b/r transaction in Beverly Boulevard shows a price of 15,183 AED/m² (based on 74 deals).
– In the district, the comparable figure across all apartments is 14,749 AED/m² (based on 3,730 deals).
– Thus, the building trades at a small premium (~3%) to the district average.
4. Liquidity analysis
– The building is new; investor interest is reflected in high transaction volumes, especially for the 1 b/r format.
– Around 3,700 apartment transactions have been completed in the district over the same 12 months; this large market volume supports high liquidity on the resale market.
5. Rental market analysis
– For Beverly Boulevard and the entire Arjan master project, there have been 0 rental contracts recorded in the “1 b/r, residential apartments” sample over the last 36 months, which is typical for new off‑plan buildings.
– For Al Barshaa South Third, the system returns a consistently large sample: over the last 12 months, more than 10,500 residential rental contracts have been concluded. The average annual rental rate per m² over the last 12 months is 954 AED/m², with growth from 700–870 AED/m² in 2023 to ~1,000 AED/m² by the end of 2025 (including registrations of future‑period contracts, some of which may be reflected formally, but only periods up to today’s date are used for conclusions).
6. ROI and fair price range
– The rent_psm data is available only at district level, not for the building (rentals in Beverly Boulevard itself have either not started yet or are poorly reflected in DLD).
– District indicator: rental rate of 954 AED/m² and an average purchase price of 14,749 AED/m². Roughly, the gross yield on apartments in the district over 12 months is 6.5%.
– Taking into account all initial costs (7–8%), the net yield will decrease to ~6.0–6.1% (gross/1.07).
– To reach a target yield of 7–8% in the district, the fair market price range for an investor based on DLD data is: 954 / 0.08 = 11,925 AED/m² (for an 8% yield), 954 / 0.07 = 13,629 AED/m² (for a 7% yield).
– The current price for the building (15,183 AED/m²) and the district (14,749 AED/m²) is above this range, which means an investor targeting 7–8% per annum must either wait for further rental growth or look for a discount to current prices.
7. Outlook for the district and the property
– High sales and rental volumes indicate that the location is liquid.
– Prices in the 1 b/r segment in Beverly Boulevard have been above the district average over the past 12 months. Capital value growth has been stronger than in the district overall, and a further premium for the building’s newness and concept is possible.
– The purchase price premium to the district is not yet supported by equally high rental levels: for an investor, the balance between current rental yield and capital appreciation is crucial.
– Over a 3–5 year horizon, both the district and the building are attractive in terms of liquidity, but for a “buy‑to‑let” strategy the current entry prices look close to the upper bound, given the moderate market yield.
Conclusions:
– Beverly Boulevard is one of the more liquid new projects in Arjan, with a strong sales pool and above‑average pricing.
– Rental ROI in the district market is 6–6.5% after costs, which is below the 7–8% target of most investors. For early‑stage sales this implies either the need for a discount or waiting for further rental rate growth.
– Investments are justified for investors focused on the long‑term growth of the location and prepared to wait until the rental market for the building reaches its full potential.
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