1. Definition of the area and data structure
According to DLD, the residential complex Beverly Boulevard is located in Al Barshaa South Third and belongs to the Arjan master project. There is sufficient data for both building- and area-level analysis: 436 sales transactions have been recorded (the main period of active deals is from mid‑2023), and more than 170 rental contracts have been registered (the overwhelming majority with a future lease start date, as the building will only be handed over in 2025).
2. Liquidity and demand
The transaction timeline shows that the main volume of sales fell in 2023–2024: a total of 154 deals in 2023 and 90 deals in 2024, with volumes declining thereafter (2025 and beyond are mainly contracts reflecting already completed sales and title registrations). This is a typical pattern for new residential projects in Arjan. The current rental volume only reflects future move‑ins; a stable secondary rental market has not yet formed — almost all rental contracts are signed for 2025.
3. Sales price dynamics
From 2023 onwards, the average selling price of studios (0BR) in Beverly Boulevard has been steadily increasing:
– In Q2 2023, the average transaction price per m² was about 13,570 AED.
– In Q3 2023, it rose to 14,190 AED.
– Throughout 2024 and 2025 the growth continued, reaching 18,835 AED/m² by the end of the transaction horizon.
Over the last 12 months (July 2023 – June 2024), the average transaction price per m² for studios in Beverly Boulevard stands at 16,150 AED (based on 84 deals). This is significantly higher than in Al Barshaa South Third as a whole (14,730 AED/m², 3,856 deals), indicating a premium positioning of this building relative to the area average.
Arjan as a master project and the wider area also show growth: from 2022 levels (11,200–11,500) to 13,400–15,500 AED/m² in the current period.
4. Rental dynamics and levels
Current rental data is available only for future periods — the main rental contracts are registered for move‑ins starting from 2025. Over the last 12 months (contracts signed with lease start dates up to June 2025), the average annual rental rate for studios in Beverly Boulevard is 1,382 AED/m² (based on 164 contracts).
For comparison, across Al Barshaa South Third the average rental rate for the same 12‑month period is 948 AED/m² (10,137 contracts). Thus, Beverly Boulevard shows a rental premium of more than 45% to the area’s average market level, reflecting its status as a new development and its strong demand.
The long‑term dynamics of annual rents in the area: since 2020, rents have increased by roughly 1.5 times (from 550–700 AED/m² to 950 AED/m² and above in 2024–2025), confirming strong demand and market recovery after the pandemic.
5. Comparison of building and area levels
– Price per m² in Beverly Boulevard (studios, last 12 months): 16,150 AED
– Price per m² in the area (apartments): 14,730 AED
– Rent per m² in Beverly Boulevard: 1,382 AED
– Rent per m² in the area: 948 AED
The building sells and rents at a significantly higher level than the area, which is typical for a premium new development at the start of operation. However, it should be taken into account that part of the rental contracts were organized and signed by the developer or the management company — the actual market rent after 1–2 years of operation may adjust.
6. Yield (ROI) and investment analysis
Calculated gross yield for Beverly Boulevard (based on actual DLD data, studios only):
– Gross ROI for the building = 1,382 / 16,150 = 8.6% per annum (based on 164 rental contracts and 84 sales over the last 12 months).
– Gross ROI for the area = 948 / 14,730 = 6.4% per annum (benchmark based on more than 10,000 rentals and almost 4,000 sales).
Taking into account initial and transactional costs (DLD, brokerage, associated expenses) of roughly 7–8% of the purchase price, the net yield (ROI net) for the building will be around 7.9–8.0% per annum, and for the area — 5.9–6.0%.
7. Fair investment price range
For a target investor yield of 7–8% per annum:
– Fair price range for the building at a 7–8% yield: 17,275 – 19,743 AED/m² (calculated as 1,382 / 0.08; 1,382 / 0.07)
– The current transaction level (16,150) is on average slightly below the upper boundary of this range, which may indicate either an overestimation of the new‑build rental rate or initial underpricing. For a conservative investor focused solely on rental income, purchases above 17,000–18,000 AED/m² are already borderline in terms of attractiveness over a 2–3‑year horizon.
For the area, the fair investment price range is 11,850 – 13,570 AED/m², while the current market is above this corridor, which is typical given the high demand for the Arjan location in 2023–24.
CONCLUSIONS:
– Beverly Boulevard is a liquid new development with strong demand and a premium both in purchase price and rental rates.
– The building outperforms the area average by 10–45% in both sales and rental metrics.
– The actual gross yield on paper is high in the initial period (8.5–8.6%), but in the long term it may adjust towards the market averages typical for Arjan.
– To maintain yield, it is important to secure a rental rate of at least 1,350–1,400 AED/m²; if rents move down, investment appeal without capital appreciation will decline.
– For an investor‑buyer, Beverly Boulevard is primarily attractive as a new build for early leasing — on the secondary market, rates usually converge towards the area average.
– Final benchmark: the building’s yield is 2–2.5 percentage points above the area average, but the price premium is already close to the upper fair boundary for a target yield of 7–8% per annum.
Related Articles
- ROI analysis of apartment in Stella Maris: DLD data and real deals
- How to sell an unit in Dubai in Samana Imperial Garden – analysis 2026
- ROI analysis of apartment in Azizi Riviera 23: DLD data and real deals
- How to buy a home in Dubai in Hub Canal 2 – analysis 2026
- ROI analysis of apartment in MYKA Residence: DLD data and real deals
