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1. Definition of the area and data structure
Actual location: according to DLD, the Binghatti Corner building belongs to the Al Barsha South Fourth area and the Jumeirah Village Circle master project. The subsequent analysis is based on these clarified boundaries.
The DLD database records 229 transactions for the sale of 2-bedroom apartments (2 b/r) in this building, which allows for a detailed asset-level analysis. Rental data for such apartments could not be captured either for the building or for the master project — therefore, the analysis is shifted to the district level (Al Barsha South Fourth).
2. Market activity and liquidity
There is a stable flow of transactions for 2-bedroom apartments in Binghatti Corner:
– 2023 — 124 transactions,
– 2024 (current window, including future deals already entered in the DLD system) — 66 transactions,
– 2025 — 39 transactions (DLD sometimes displays transactions with dates assigned to future periods; these can be adjusted if necessary).
This volume indicates high launch liquidity and strong demand in a new development, typical for the off-plan format (a delayed transfer of ownership rights in the future is possible).
3. Price dynamics for 2-bedroom apartments
For Binghatti Corner:
– There is a sharp increase in the average price per m² from 8,600–11,200 AED/m² (quarters of 2023) to ~12,800 AED/m² in 2024, with a peak of 13,900 AED/m² in Q3 2025 (registration of off-plan deals in DLD is sometimes done ahead of actual handover).
– Over the last 12 months, the average price per m² for 2-bedroom apartments was 12,700 AED/m².
– The size range of transacted units is predominantly 91–125 m², with some units up to 187 m².
– Price per m² ranges from 7,800 to 17,500 AED/m², concentrated mainly in the 10,000–15,500 AED/m² corridor.
Comparison with the district (Al Barsha South Fourth) for 2-bedroom apartments:
– Historically, the district shows a less pronounced jump: the district average increased from ~7,700–8,400 AED/m² (2020–2021) to 12,300–13,400 AED/m² (2024–2025).
– Over the last 12 months, the average transaction price in the district market was 13,040 AED/m², meaning the Binghatti Corner premium is minimal (~2.5% cheaper than the district average).
4. Rental situation
For Binghatti Corner and the Jumeirah Village Circle master project, there are no active rental contracts for 2-bedroom apartments in the DLD market. This is typical for new projects with a lag before they enter the secondary rental market.
Switching to the Al Barsha South Fourth district level:
– Over the last 12 months, the average annual rent for all residential apartments in the district is 1,031 AED/m².
– Dynamics: over the past two years, rental rates have steadily increased from ~750–900 AED/m² in 2023 to 966–1,067 AED/m² by mid‑2025.
– The current level for calculations, derived strictly from DLD: 1,031 AED/m² per year (district-wide average; it is not possible to isolate only 2-bedroom units due to insufficient data).
5. Price comparison and yield (ROI) analysis
Current values (last 12 months):
– Purchase price, Binghatti Corner: 12,700 AED/m².
– Purchase price, Al Barsha South Fourth: 13,040 AED/m².
– Rental rate at district level: 1,031 AED/m² per year.
Brutto ROI as an investor benchmark (calculated only at district level, as there is no actual rental data for Binghatti Corner):
– District ROI = 1,031 / 13,040 ≈ 7.9% per annum (brutto, before transaction and ancillary costs).
– Realistic net income after DLD fee, brokerage and operating costs (~7–8%) will be lower:
– ROI net ≈ 7.3% per annum.
Fair investment price range for a 7–8% yield:
– Typically, for a target yield of 7–8%, the fair price corridor is [12,890; 14,730] AED/m² (calculated from the district average rent of 1,031 AED/m² / 0.08 and / 0.07).
– Current transactions in Binghatti Corner and in the district fully fall within this range — the market is balanced.
6. Recommendations and conclusions
– Binghatti Corner is being sold within the mid-market corridor of its district. Premium/discount is minimal: prices are almost identical to the district average (difference under 3%).
– The growth in the building’s sale prices has outpaced the broader market, reflecting the project’s development stage (new builds typically trade closer to the upper liquidity band and lose value more slowly towards handover).
– The current absence of liquid rental contracts in Binghatti Corner is standard for primary-market assets; the actual district rental rate is a valid benchmark.
– For an investor: the building is suitable for long-term leasing with an expected yield of 7–7.5% net per annum, which is typical for Jumeirah Village Circle under current market conditions.
– Given the strong transaction track record and the depth of the DLD archive in the district, repricing risks for the asset are limited. Three‑to‑five‑year outlook: moderate capital appreciation, assuming supply–demand balance is maintained. A significant discount to the asset’s market price is not required.
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