1. Definition of the area and data structure
Actual location: according to DLD, the Binghatti Azure building is located in the Al Barsha South Fourth area and is part of the Jumeirah Village Circle master project. All comparative analysis is carried out specifically against this area.
The DLD database records at least 88 transactions with 2-bedroom apartments in Binghatti Azure. This allows for both aggregated and dynamic analysis at the building level and at the area level (Al Barsha South Fourth).
2. Sales and price dynamics
Over the past 3 years the building has been actively selling — most 2-bedroom transactions fall in 2024 and 2025. The range of average prices per square metre in the building over recent quarters is:
– Q2 2024: around 10,716 AED/m² (56 transactions)
– Q3 2024: around 10,269 AED/m² (5 transactions)
– Q4 2024: around 10,299 AED/m² (1 transaction)
– Q1 2025: around 13,672 AED/m² (2 transactions)
– Q3–Q4 2025: range of 11,283–11,935 AED/m² (22 transactions)
– Q1 2026: 13,947 AED/m² (2 transactions)
The average price per m² over the last 12 months for Binghatti Azure is 12,048 AED/m². For comparison, the average level in Al Barsha South Fourth for the same parameters is 12,840 AED/m².
Price dynamics in the area show a steady but noticeable increase over the last 3 years: from 8,000–11,000 AED/m² in 2022–23 to 12,000–13,000 AED/m² in the current period. There are hundreds of 2-bedroom transactions per quarter in the area, which confirms high market liquidity and sustained demand.
3. Analysis of rental contracts and yields
For Binghatti Azure itself and for Jumeirah Village Circle as a whole, there have been no registered rental contracts for 2-bedroom apartments in the DLD archive over the past 12 months. This is expected for a new building (off-plan/launch), when initial occupancy is only just forming.
At the level of the entire Al Barsha South Fourth area, the sample is very large: more than 120,000 valid residential lease contracts. The average rental rate in the area over the last 12 months is about 1,031 AED/m²/year. Over the past 3 years, rental rates in the area have been growing at approximately 10–15% per year, from 600–800 AED/m² in 2022 to 850–1,050 AED/m² in 2024–2025.
4. Current yield level and “fair price” for an investor
Gross yield (ROI) at current area prices (analysis based on the last 12 months):
– Average purchase price in the building: ~12,050 AED/m²;
– In the area: ~12,840 AED/m²;
– Average rental rate in the area: ~1,031 AED/m²/year;
– ROI for the area: 1,031 / 12,840 = 8.0% gross (excluding transaction costs);
– ROI for the building (using area rental rates): 1,031 / 12,048 = 8.6% gross.
Adjustment to net yield taking into account entry costs (estimated +7–8% to the purchase price): ROI_net for the area = 8.0% / 1.07 ≈ 7.5%.
Fair price range for an investor targeting a 7–8% ROI, based on median DLD rental rates in the area (1,031 AED/m²/year):
– For 8% per annum: 12,887 AED/m²
– For 7% per annum: 14,728 AED/m²
The current market price in the area does not fall outside this range, while the building itself is 6–7% more attractive than the area average. This shows that Binghatti Azure does not have a pronounced premium or discount to the market — it rather matches the expectations of an investor focused on a 7–8% annual yield.
5. Liquidity and market outlook
The project and the area demonstrate substantial growth in transaction volumes and price/rental dynamics over the past 2–3 years, and the sales structure indicates high liquidity. There are many units available for sale and for rent, which is typical for actively developing and popular areas.
There has been a noticeable price increase over 2021–2024, but in recent quarters the growth rate has been slowing, which is typical for new buildings at a mature stage of sell-out.
6. Overall conclusion
For an investor, purchasing a 2-bedroom apartment in Binghatti Azure at the start of occupancy can be attractive due to the absence of a premium versus the market and an expected yield of around 8% based on the current price and rental levels in the area. At the same time, transaction volumes ensure high liquidity on the secondary market. Price and rental growth in previous years was above the Dubai average, but the pace is now stabilising at a plateau, which makes the outlook stable for the next 3–5 years.
There is still no up-to-date DLD rental data specifically for this building, but the area’s market benchmarks provide a reliable and conservative yield reference.
Related Articles
- ROI analysis of apartment in Azizi Riviera 59: DLD data and real deals
- ROI analysis of apartment in DAMAC HEIGHTS: DLD data and real deals
- Buying a Villa in Dubai: Full Guide for End-Users and Investors
- ROI analysis of apartment in Azizi Riviera 44: DLD data and real deals
- ROI analysis of apartment in VICTORIA RESIDENCY: DLD data and real deals
