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1. Definition of the area and data structure
Actual location: The Binghatti Avenue project is located in the Al Jadaf area, within the Dubai Health Care City Phase 2 master development. In the DLD database this project is unequivocally classified as Al Jadaf.
Characteristics: The analysis is based exclusively on actual transactions and contracts from DLD. For 1BR apartments, a filter by unit type and project was applied, as requested.
Data volume: More than 680 transactions with 1BR apartments in the Binghatti Avenue project have been recorded (limited only to residential flats). There is no available volume of rental contracts for the building itself (or even the master project) — rental values were analyzed at the Al Jadaf area level (across all residential apartments).
2. Liquidity and transaction dynamics
Over the past 4 years, transactions have been consistently recorded for the property: the main wave of sales came in 2021, which is typical for new projects. In recent years the building has shown stable demand, with 15 to 27 transactions per quarter only for 1BR units — a high liquidity indicator for a new development in this segment.
3. Price dynamics for 1BR in Binghatti Avenue and in the area
In 2020–2021 the average price per m² for 1BR units in Binghatti Avenue was stable at 8,900–9,500 AED/m². In 2022 the median rose to 9,800–10,000 AED/m²; from 2023 to mid‑2024 there was a rapid increase from 10,500–11,600 AED/m² to around 13,400 AED/m² (in the latest quarters). This is a growth of more than 40% over two years.
For comparison, in Al Jadaf (also for 1BR units): until 2022 the values were similar, but from 2022 the average price per m² in the area has grown significantly faster and is now at 18,000–19,000+ AED/m². Thus, over the last 12 months Binghatti Avenue has been selling substantially (by roughly 23–25%) below the overall Al Jadaf level for 1BR apartments.
Current average price per m² in Binghatti Avenue over the last 12 months: around 14,100 AED/m²
Equivalent figure for Al Jadaf: around 18,300 AED/m²
4. Rental and yield analysis
The DLD rental contracts database contains no valid data on 1BR rentals in Binghatti Avenue or in the Dubai Health Care City Phase 2 master project. The analysis was therefore carried out at the Al Jadaf area level across all residential apartments (almost 40,000 contracts in the database).
Average annual rental rate in the area over the last 12 months: 960 AED/m²
Quarter by quarter: after 2022 the rental rate has been steadily increasing from 700–800 to 940–960 AED/m² in 2024. This confirms sustained demand and a gradual improvement in rental market liquidity in the area.
Yield (ROI) calculation:
– The current gross annual yield (gross ROI) at the area level is around 5.2% (calculation: 960/18,300). For Binghatti Avenue (where the 1BR price is lower than the area average) the potential gross yield could be higher than this level, but there is no valid rental data for the building itself, and it is formally impossible to assess ROI for the building based solely on DLD.
After deducting typical upfront costs (around 7% of the purchase price; DLD fee, broker, registration fees, etc.), the effective net ROI for the area is about 4.8–4.9% per annum.
A “fair price” for an investor targeting a 7–8% annual yield in Al Jadaf can be estimated in the range of 12,000–13,700 AED/m² (calculation: rental rate of 960 divided by 0.08 and 0.07). The actual average transaction price in Binghatti Avenue (14,100) is slightly above this corridor and roughly corresponds to the local market with a small premium for newer buildings.
5. Overall conclusion and investment outlook
– Binghatti Avenue is a highly liquid modern building with a large internal market and transparent price dynamics.
– Over 2–3 years the average price per m² in the building has increased by roughly 40%, yet it remains significantly below the Al Jadaf area average.
– For a rental investor, the current entry point for 1BR units in Binghatti Avenue implies a gross ROI below 5.5%, and the net yield is unlikely to exceed 4.8–4.9% (given area‑level rents and the absence of direct DLD rental records for the building).
– The investment rationale for purchasing in the building at current prices is moderate: the property is clearly more liquid than older stock, but the premium to the area is widening. To achieve a 7–8% ROI, either the purchase price needs to adjust down to around 13,000 AED/m² or lower, or rents must increase significantly.
– Al Jadaf continues to demonstrate strong rental demand and one of the largest volumes of transactions and contracts in Dubai.
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