ROI analysis of apartment in Beverly Residence: DLD data and real deals

1. Definition of the area and data structure

Actual location: according to the DLD database, Beverly Residence is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project.
The focus of the analysis is 2-bedroom apartments (2BR) in this building.
The DLD database records only 3 sale transactions of 2BR units in this building, which limits the granularity of building-level analysis; however, the data volume for the wider area and for this property type is sufficient for statistical conclusions.

2. Liquidity of the property and the area

For 2-bedroom apartments (2BR) in Beverly Residence, transactional activity is low: only 3 sales have been recorded (all within the last 3 years: 2020–2021). In Al Barsha South Fourth, from 2022 to early 2024, the volume of 2BR transactions has been high, reaching hundreds per quarter, which indicates very strong market liquidity at the area level (for benchmarking both supply and prices).

Rental market — in Beverly Residence itself, 298 residential lease contracts (across all unit types) have been registered over the last 12 months, which shows strong tenant demand for the building. There are no clear long continuous series of new long-term leases specifically for 2BR units, so we analyse data for the entire building and the wider area.

3. Price per square metre dynamics for the building and the area

Price dynamics for closed sales in the building (Beverly Residence, 2BR):
– December 2021: 7,087 AED/m²
– May 2021: 7,087 AED/m²
– November 2020: 6,845 AED/m²

The average price in the building in the last available years (2020–2021) remained stable at 6,800–7,100 AED/m².
There have been no new 2BR sale transactions in the building over the last 12 months.

Price dynamics for Al Barsha South Fourth (2BR):
– During 2022–2024 there was a sharp increase in the average price per m²: from ~8,300 AED/m² (early 2022) to ~13,000 AED/m² (2025Q4).
– Over the last 12 months, the average 2BR sale price in the area was 12,876 AED/m² (more than 1.8 times higher than the last recorded price in Beverly Residence).

Over the past 3 years, the market has moved from a stagnation phase to active growth: new transactions in the area are regular, liquidity is high, and the price trend is steadily positive.

4. Rental rate dynamics and levels

Rent in Beverly Residence (all layouts, as there are no suitable 2BR contracts over the last 12 months):
– Over the last 12 months, the average annual rental rate was 1,319 AED/m².
– By quarter, there has been confident growth: from ~970 AED/m² (2022) to 1,410 AED/m² (2024Q4), an increase of more than 30% over two years.

Rent in Al Barsha South Fourth:
– Over the last 12 months — 1,031 AED/m² (significantly cheaper than in Beverly Residence).
– The area also shows a pronounced growth rate: average rents increased from 770–850 AED/m² (2022–2023) to 960–1,060 AED/m² (2024–2025).

5. Comparison of sales prices and rents: building vs area

– The last 2BR sale prices in Beverly Residence are significantly (1.8x) below the current area average based on recent transactions.
– Rents in Beverly Residence itself are even higher than the area average (1,319 vs 1,031 AED/m² over the last year) — a possible indicator of the building’s premium positioning or stronger popularity with tenants.

6. Yield and fair price range

The latest sale data for the building do not allow for an accurate 12‑month ROI calculation at the asset level.
Estimated ROI for the area (current 12‑month data for both rental and sale markets):
– At the area level: ROI_brutto = 1,031 / 12,877 ≈ 8.0% per annum (typical for JVC/Al Barsha South Fourth).
– At the building level, if we apply the current area exit price, ROI would be noticeably higher: recalculated against the historic purchase prices in Beverly Residence, the yield would exceed the popular “target” 7–8%, but fresh sales are needed for an up-to-date calculation.

Adjustment to net yield, taking into account transaction costs (7–8% entry costs):
– ROI_net for the area ≈ 8.0% / 1.07 ≈ 7.5%.

The fair price range for a target yield of 7–8% at the area level is 1,031 / 0.08 = 12,888 AED/m² (at ROI = 8%) and 1,031 / 0.07 = 14,729 AED/m² (at ROI = 7%). The current market is in line with this range; no substantial additional discount is required for an investor on entry.

7. Outlook and final assessment

Demand for both sales and rentals in the area is extremely high, with regular transactions and large volumes. In Beverly Residence, activity is lower, but the indicated margin (higher rental rates, historic sales below the area average) makes it potentially attractive, especially if a purchase can be secured at a price noticeably below the prevailing market level for JVC/Al Barsha South Fourth.
The outlook for a long-term investor is positive — both in terms of capital appreciation (the area is appreciating faster than the market on average) and in terms of a defensive rental income stream.
When assessing a potential sale or purchase, it is advisable to use the area price benchmark (12,800–13,000 AED/m² for 2BR) as a reference, since the pause in new transactions in the building itself is widening the price gap, while no significant discounted deals within the building are being recorded.