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1. Definition of the area and data structure
Actual location: According to DLD, the Binghatti Avenue building is located in the Al Jadaf district and belongs to the master project Dubai Health Care City Phase 2. The DLD database contains 1,079 transactions for this building, which allows for detailed analysis.
2. Liquidity and activity
The asset has high liquidity: over the past 12 months a significant number of transactions have been registered for Binghatti Avenue. In Al Jadaf overall, there were 3,549 sales and 8,047 rental transactions over the same period. This confirms stable demand from both buyers and tenants in this location.
The distribution of transactions for Binghatti Avenue by year shows a peak in sales in 2021 (481 deals), followed by a decline and stabilization of activity at around 120–150 deals annually in 2022–2024.
3. Sale price dynamics per m²
The average price per square meter (m²) for Binghatti Avenue has been steadily increasing:
– In 2020–2021 — fluctuations in the range of 7,700–9,500 AED/m².
– In 2022 — stabilization at 8,800–9,400 AED/m².
– In 2023 — steady growth to 10,200–10,900 AED/m².
– In 2024 — a further increase to 11,400–12,100 AED/m².
The current average price per m² for the building over the last 12 months is 12,988 AED/m².
For comparison, in Al Jadaf the average price per m² over the same 12 months is higher — 19,367 AED/m². Thus, Binghatti Avenue is on average about 33% cheaper than the Al Jadaf market, which is explained by the project’s positioning in the affordable investment segment.
4. Rental rate analysis
Binghatti Avenue has shown a pronounced increase in rental rates over the past two years:
– In Q2 2022 the average rent was 657 AED/m²/year.
– By the end of 2023 — 824–950 AED/m²/year.
– In the first half of 2024 the average rent reached 1,037 AED/m²/year, and the average figure for the last 12 months is 1,048 AED/m²/year.
For comparison, the average annual rental rate across Al Jadaf over the last 12 months is 967 AED/m²/year, which is slightly lower than in Binghatti Avenue. This indicates that the building is in demand among tenants despite its relatively affordable purchase price.
5. Yield (ROI)
Based on the average purchase price over the last 12 months (12,988 AED/m²) and the average annual rent (1,048 AED/m²) for Binghatti Avenue, the gross yield (ROI) for the building is around 8.1%. Taking into account all initial and transactional costs (approximately 7–8% of the purchase price), the expected net yield (ROI_net) will be in the range of 7.5–7.6% per annum.
For Al Jadaf (according to DLD data), a similar calculation gives a gross ROI of about 5%, which is significantly lower than for the building under analysis.
6. “Fair” price range for an investor
For an investor targeting a 7–8% annual return, the calculated “investment fair price” per m² for Binghatti Avenue is 13,100–14,970 AED/m². The current market price according to DLD (12,988 AED/m²) is slightly below this fair range, which creates potential for purchase without the need for an additional discount. Across Al Jadaf, market prices are significantly above this range, and an investor targeting a 7–8% yield will be able to find liquid property only in selected, more affordable projects.
7. Conclusions and outlook
Binghatti Avenue is a liquid and in-demand asset with a good balance between purchase price and yield. Over the past three years both purchase prices and rental rates have increased significantly here, improving the project’s investment profile. Despite belonging to the affordable housing segment, the building delivers a yield above the district average, as confirmed by DLD statistics.
The Al Jadaf area as a whole is highly liquid, but the price gap between Binghatti Avenue and most other projects remains substantial.
For a long-term investor, this building can be an attractive option for generating stable income, including due to the large volume of rental contracts concluded and active resale market turnover. Under current conditions, buying at market price is justified from an investment return perspective, and sellers do not need to target an additional premium.
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