1. Definition of the area and data structure
Actual location: according to DLD, Binghatti Azure belongs to the Al Barsha South Fourth area and the Jumeirah Village Circle master project.
The DLD database records 851 transactions for this building, of which 432 are for Studio (0BR) units.
2. Market activity (liquidity)
Studios in Binghatti Azure show a strong transaction flow: in 2024 and 2025 alone there were over 400 registrations per year, indicating high liquidity in this segment. For comparison, in Al Barsha South Fourth there are also thousands of studio transactions recorded annually, confirming strong demand dynamics and a broad supply of comparable properties.
Rental contracts: over the past 12 months, 236 studio lease contracts were concluded in Binghatti Azure (DLD_rent_contracts data), while at the area level there were more than 7,000, which confirms good liquidity and strong demand for this type of housing.
3. Sale price dynamics (studio — Binghatti Azure and the area)
In 2024–2025, the average sale price of studios in Binghatti Azure remained in the range of 16,200–18,400 AED/m², reaching ~18,800 AED/m² in certain quarters.
The average studio sale price in the building over the last 12 months is 17,700 AED/m² (87 transactions).
For comparison, in Al Barsha South Fourth the average figure is 17,584 AED/m² (over 6,000 transactions for the same period), meaning the dynamics in the building generally match the wider area and confirm that transactions are at market level.
There is a steady price increase: while in 2022 the average level in the area was around 11,000–15,000 AED/m², by 2024–2025 it has approached 17,000–18,000 AED/m².
4. Rental rate dynamics (studio — Binghatti Azure and the area)
Over the past 12 months, the average rental rate for studios in Binghatti Azure stands at 1,514 AED/m²/year (236 contracts), clearly above the area level (1,270 AED/m²/year, 7,221 contracts).
Quarterly dynamics:
– In 2025–2026, rents in Binghatti Azure increased from 1,455 to 1,655 AED/m²/year,
– in the area, a comparable increase was from 1,145 to 1,436 AED/m²/year over the last 6 quarters.
Thus, the building is consistently rented at a premium to the area average (a difference of 15–20%).
5. Price/rent comparison and yield (ROI) calculation
To correctly determine investment yield (brutto-ROI), we use current figures for the last 12 months:
– Studio sale price in Binghatti Azure: 17,701 AED/m²,
– Studio rent in Binghatti Azure: 1,514 AED/m²/year,
Brutto-ROI calculation: 1,514 / 17,701 = 8.56%.
Taking into account standard acquisition costs (DLD fee ~4%, broker ~2%, other ~1–2%; in total ~7–8% added to the entry price), the final net yield is calculated by dividing brutto-ROI by 1.07–1.08. For this property:
– Netto-ROI: 8.56% / 1.07 ~ 8.0%, or 8.56% / 1.08 ~ 7.9%.
6. Fair price estimate for an investor (target ROI 7–8%)
The range of investment-fair prices for a target yield of 7–8% is determined as follows:
– Lower bound (8%): 1,514 / 0.08 = 18,925 AED/m²,
– Upper bound (7%): 1,514 / 0.07 = 21,629 AED/m².
Thus, the current market price — 17,701 AED/m² — is even slightly below the investment range for a target ROI of 7–8%. This means that the rental premium allows an investor to reach and even slightly exceed the desired yield, if we rely on the historical performance of the building and the area.
7. Overall conclusion
In the studio segment, Binghatti Azure is liquid and in demand, with an active sales and rental market and stable demand. Yields on liquid studios here match or even exceed the target level for buy-to-let investors (7–8% per annum after costs), while rents in the building significantly outperform the area benchmark. Sale prices are in line with the area level, while rents are at a premium.
Over a 3–5 year horizon, the property remains attractive: at current rental levels there is potential for continued moderate price growth or at least preservation of yield. When purchasing a unit in Binghatti Azure, an investor can target a post-expense ROI in the range of 7.9–8%, which is very solid for the JVC market.
Related Articles
- How to buy a home in Dubai in Bloom Towers B – analysis 2026
- ROI analysis of apartment in WAVEZ RESIDENCE: DLD data and real deals
- How to buy an unit in Dubai in Sobha one Tower A – analysis 2026
- How to Buy an Apartment in Abu Dhabi: Laws, Costs, Documents and Investment Nuances
- ROI analysis of apartment in WESTWOOD GRANDE II BY IMTIAZ: DLD data and real deals
