1. Definition of the area and data structure
Actual location: according to DLD, the Binghatti Azure building is located in Al Barsha South Fourth and belongs to the Jumeirah Village Circle master project. The DLD database records 259 transactions for the sale of 1-bedroom apartments (1BR, “1 b/r”) in this building, which allows us to build representative analytics for this apartment type.
2. Volume and dynamics of transactions in Binghatti Azure (1BR)
Transaction activity started in Q1 2024, followed by strong dynamics in the number of sales:
– Q1 2024: 6 transactions,
– Q2 2024: 157 transactions,
– Q3 2024: 16 transactions,
– Q4 2024: 11 transactions,
– Q2 2025: 4 transactions,
– Q3 2025: 21 transactions,
– Q4 2025: 44 transactions.
This indicates that sales were predominantly mass-market in nature in Q2 2024 (which may coincide with key handover or the active commissioning phase of the building).
3. Dynamics of the average price per m² for the building and the area
Average prices per square meter (1-bedroom apartments in Binghatti Azure):
– From Q1 2024 to Q4 2025, the price per m² increased from 9,350 AED to a range of 13,300–13,880 AED.
For comparison, the dynamics of the average price per m² in Al Barsha South Fourth (all apartments):
– In 2020, the price was in the range of 8,000–9,700 AED/m²,
– A confident growth phase started in 2022: in 2023 – 11,200–12,200 AED/m², in 2024 – 12,950–13,520 AED/m², and in Q2–Q4 2025 – 14,663–15,693 AED/m².
Average price per m² over the last 12 months:
– Binghatti Azure 1BR: 13,556 AED/m²
– Al Barsha South Fourth area: 15,139 AED/m²
This means that Binghatti Azure (1BR) is still trading slightly below the area’s average market level for apartments, but the gap is already small and is narrowing as the building’s liquidity improves.
4. Rental market
According to DLD, there are no currently registered rental contracts (with confirmed areas and annual rates) for 1BR units in Binghatti Azure and in the Jumeirah Village Circle master project — this is typical for new buildings after handover, when the rental market has not yet fully formed or partially shifts into long-term ownership.
For Al Barsha South Fourth:
– In total, more than 120,000 rental contracts have been recorded (all types of residential apartments).
– The average annual rental rate for the entire area (all apartments, last 12 months): 1,048 AED/m²/year.
– Quarterly dynamics: growth in the average rate from 849 AED/m² (Q1 2024) to 967 AED/m² (Q4 2024) and further to 1,145 AED/m² (Q1 2026).
– For 1-bedroom apartments specifically in Binghatti Azure or JVC, there is still no data (or it is insufficient for analysis).
5. Yield calculation and investment fairness
Since, according to DLD, there are no recorded rental contracts for 1BR units in this building, the yield calculation is performed at the area level.
– Current average sale price of a 1BR in Binghatti Azure: 13,556 AED/m²
– Average price per m² in the area: 15,139 AED/m²
– Area rental rate: 1,048 AED/m²/year
Area-level ROI: 1,048 / 15,139 = 6.9% gross (before expenses)
– Adjusting for typical transaction and ownership costs (around 7–8%), the expected net ROI for an investor is about 6.4–6.5% per annum.
– Indicative “investment fair” price range at a target yield of 7–8% (for the area): 1,048 / 0.08 = 13,100 AED/m² (upper bound), 1,048 / 0.07 = 14,970 AED/m² (lower bound).
– Current prices in Binghatti Azure fall within this range, while the area’s average market level is higher (15,139 AED/m²), which indicates high liquidity and the potential for sustained demand from both investors and tenants.
6. Liquidity and conclusions
– The blitz sale of the bulk of the apartments confirms strong initial demand; the building has been well received by the market and is gradually catching up with the area average in terms of liquidity and price.
– The rental market is only just forming — the DLD database does not yet contain a sufficient number of rental contracts specifically in this building, so the area benchmark is used for yield analysis.
– Area ROI has returned to its historical range of 6.9–7.2% gross over the past year and a half, which, after adjustment, corresponds to about 6.4–6.5% net per annum (depending on expenses and vacancy periods).
– Binghatti Azure benefits from an attractive entry price; however, as resale activity grows, prices are expected to converge with the area average or even command a small premium, given the modern quality of the asset.
– For an investor, the current investment price range of 13,100–14,970 AED/m² (target yield of 7–8% per annum) is in line with current levels in Binghatti Azure.
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