ROI analysis of apartment in Binghatti Amber: DLD data and real deals

1. Definition of the area and data structure

Actual location: according to DLD, the Binghatti Amber building is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project. The statistics and subsequent analysis are based specifically on data for this area.

The DLD database keeps detailed records of transactions and lease contracts both for the building and for the area. For studio-type apartments in Binghatti Amber, a substantial volume of transactions has been accumulated over recent periods, which makes it possible to carry out a phased and accurate analysis — both for the building itself and in comparison with Al Barsha South Fourth.

2. Transaction dynamics and volume

There have been 87 recorded studio (0BR) transactions in Binghatti Amber over the last 6 quarters, with peak activity in Q4 2023 and Q2 2025. The number and density of transactions show that the building has been in demand both at launch and handover, and as the project has matured (the transaction volume in 2023–2025 is significantly higher than in many comparable new-builds).

Sales structure in Binghatti Amber over the year (studios):
– Over the last 12 months, a significant number of transactions have taken place in the building, confirming good liquidity.
– Al Barsha South Fourth also shows a stable pace of apartment transactions, including studios, which provides a reliable benchmark for comparison.

3. Sales price dynamics and levels

Average sales price per square metre for studios in Binghatti Amber:

– Over the last 12 months: 16,110 AED/m².
– In terms of dynamics: after the project handover wave (2023), the average price has been rising steadily — from ~12,300 AED/m² in Q3 2023 to ~19,170 AED/m² in Q4 2025 (an increase of almost 55% over 2 years).
– Average area price for comparable apartments (Al Barsha South Fourth) over the same period: 16,970 AED/m². The area has also shown confident growth — from ~13,300 AED/m² at the beginning of 2023 to ~17,400 AED/m² by the end of 2025.

Current ratio: over the last 12 months, Binghatti Amber studios have been selling slightly below the area average — roughly 5% lower.

4. Rental rates

Studio rentals (according to DLD):

– 50 contracts have been recorded for Binghatti Amber (which allows for an objective assessment of the rate).
– Average annual rent per square metre in the building over the last 12 months: 1,265 AED/m².
– Area benchmark (Al Barsha South Fourth, all apartment types): 1,044 AED/m². For other apartment categories (e.g. 1BR), rates are in roughly the same range.
– Over the last 4 quarters, the rental rate in the building itself has been notably stable: 1,262–1,300 AED/m². In the area, rents have risen from ~849 AED/m² to above 1,000 AED/m².

The building consistently exceeds the area rental rate by 20–25%, confirming its particular appeal for studio tenants.

5. Current ROI and assessment of the “investment fair” price

– Gross yield (brutto ROI) for the building over the last 12 months:
ROI_brutto (building) = 1,265 / 16,111 ≈ 7.85%
ROI_brutto (area) = 1,044 / 16,969 ≈ 6.15%

– Net yield (net ROI), taking into account all typical entry costs (≈7% for registration, brokerage, vacancy, etc.):
ROI_net (building): around 7.3–7.4% per annum (i.e. gross yield is reduced by costs – you can roughly estimate it by dividing ROI_brutto by 1.07–1.08).

– “Investment fair” price to achieve a 7–8% annual rental yield:
Fair price range for an investor (Binghatti Amber, studio, per DLD):
– Benchmark for price per m²: 1,265 / 0.08 = 15,812 AED/m² (for 8%), 1,265 / 0.07 = 18,070 AED/m² (for 7%).
– At the moment, the average price in the building (16,110) is within this fair “investment range”. This means that the current studio market in Binghatti Amber is priced to allow an investor to target approximately 7.5–8% yield, excluding any upside from future price growth.

6. Conclusions and outlook

Binghatti Amber demonstrates above-average market liquidity and strong appeal for typical studio-profile tenants. Achieved prices and rental rates confirm that the building is competitive within the area. The price growth per m² is justified by stable rental demand and the positive dynamics across the area. Both the timing for purchase and the rental conditions for a studio in Binghatti Amber look balanced, while the yield is noticeably higher than the area average.

For an investor, achieving a net ROI in the range of 7.3–7.4% per annum is a realistic figure based on DLD transactions over the last 12 months (assuming active management and no prolonged vacancy).

Overall, Al Barsha South Fourth is showing confident growth in both prices and rental rates, which confirms the investment appeal of the location for the next 3–5 years.

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