1. Definition of the area and data structure
Actual location: according to the open DLD database, the Binghatti Azure building is unequivocally assigned to the Al Barsha South Fourth area and the Jumeirah Village Circle master project. Filtering was carried out strictly based on this data. The report is built for a two-bedroom (2BR) apartment in this building.
There is a sufficient amount of 2BR sales data for the building (88 transactions), which provides a solid market sample. There is no rental data directly for the building and the Jumeirah Village Circle master project: market rental rates are calculated for the wider Al Barsha South Fourth area based on several tens of thousands of contracts, which gives a representative dataset.
2. Liquidity of the property and the area
For Binghatti Azure, 88 transactions for 2BR units have been recorded. Sales were most active in 2024 (especially in Q2 — 56 transactions), and there is also a background of new registrations in subsequent quarters. This volume indicates high market liquidity for a new building at the commissioning stage.
In Al Barsha South Fourth, both sales and rentals are proceeding steadily, judging by the abundance of DLD data: the rental sample includes more than 120,000 residential contracts.
3. Price dynamics over 3–5 years: building and area
In Binghatti Azure, the average sale price per m² for two-bedroom apartments by quarter (starting from mid-2024) has been gradually increasing from ~10,700 AED/m² to 13,900 AED/m² by the first quarter of 2026. Over the last 12 months, the average sale price per m² in the building amounted to 12,048 AED.
Across Al Barsha South Fourth as a whole, the 2BR segment shows a steady increase in price per m² from 6,500–8,000 AED (2020–2021) to 12,900 AED over the last year, and in recent quarters it has reached 13,000+ AED/m², meaning the area is growing at a strong pace.
In terms of absolute price level and dynamics, Binghatti Azure is close to the area’s average market level.
4. Comparison of current prices and rental rates
Building: price per m² (2BR, last 12 months): 12,048 AED
Area: price per m² (2BR, last 12 months): 12,893 AED
There are no market DLD rental contracts directly for the building and the master project.
For the area, the average annual rental rate per m² over the last 12 months is 1,039 AED.
5. ROI and benchmark for “fair price”
Yield (brutto ROI) can only be calculated at the area level:
– ROI (area): 1,039 / 12,893 ≈ 8.06% per annum (gross).
Adjustment for costs (DLD fee, broker, other expenses) is about 7–8% of the purchase price:
– ROI (net, area): ~7.5% per annum.
Benchmark for a “fair price” for an investor targeting 7–8% per annum:
– Fair price range per m²: from 1,039 / 0.08 = 12,986 AED to 1,039 / 0.07 = 14,843 AED.
– The actual market price per m² for both the area and the building is slightly below / at the lower boundary of this investment range, which indicates the potential to achieve 7–8% per annum without a significant discount to the market.
If an investor is focused on long-term yield, current price levels correspond to an “investment-fair” price.
6. Investor perspective
Binghatti Azure falls within the mid-range of the Al Barsha South Fourth market in terms of both price level and dynamics. The area is actively developing, rental demand is stable, the cost of capital is rising, and yield by the DLD formula exceeds 8% gross. This makes the segment relevant for rent-focused investments. There are no factors indicating that sale prices in the building are running away significantly above the market.
Risks: for similar buildings, it is typical for the rental market to “launch” some time after handover. If your goal is rental income, you should focus on the area’s average indicators. Overpaying above 13,500–14,000 AED/m² for 2BR units within the area does not make economic sense from the perspective of a long-term 7–8% yield.
Related Articles
- How to buy a property in Dubai in Oakley Square Residences – analysis 2026
- ROI analysis of apartment in AMALIA RESIDENCES: DLD data and real deals
- ROI analysis of apartment in LAYA RESIDENCES: DLD data and real deals
- ROI analysis of apartment in Green Park: DLD data and real deals
- ROI analysis of apartment in MARINASCAPE: DLD data and real deals
