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1. Definition of the area and data structure
Actual location: According to the DLD database, the Binghatti Corner building is located in Al Barsha South Fourth and belongs to the Jumeirah Village Circle master project. A review of the data structure for this building showed that the database records more than 1,200 sale transactions and over 770 lease contracts (across all apartment types). Only valid DLD data was used for the analysis, with a focus on studios; where there was no separate sample for studios, the analysis was carried out using all apartments in the building.
2. Price dynamics and purchase levels
Over the past 12 months, the average sale price of an apartment in Binghatti Corner (considering transactions for units of 20–70 m² and prices of 5,000–40,000 AED/m²) amounted to 13,913 AED per m². This is lower than the average price in the Jumeirah Village Circle master project (16,407 AED/m²) and in Al Barsha South Fourth (16,400 AED/m²). The dynamics for Jumeirah Village Circle over the last 4 years show a confident price increase from 10,800–12,000 AED/m² in 2020–2022 to 14,000–16,000 AED/m² in 2023–2025, indicating a positive investment trend in this area.
3. Rental market analysis
More than 770 lease contracts have been recorded for Binghatti Corner; however, there have been no current studio rental transactions over the past 12 months. For all apartments in the building, the average annual rental rate per m² over the last 12 months was 1,179 AED. For the master project (Jumeirah Village Circle), this figure stands at 1,028 AED/m² per year, which indicates a slightly above‑average yield for the asset relative to its surroundings. All rental rate calculations are based only on valid lease transactions for residential apartments larger than 10 m² over the past year.
4. Comparison of yields and “fair” price
At the current price and rent levels:
– The roughly calculated investment indicator (gross ROI) for Binghatti Corner is about 8.5% per annum (1,179 / 13,913).
– For Jumeirah Village Circle, ROI is around 6.3% per annum (1,028 / 16,407).
Taking into account standard entry costs (approximately 7–8% of the purchase price), the net yield will be about 7.9% for Binghatti Corner and 5.9% for Jumeirah Village Circle. To achieve a target yield of 7–8% per annum, an investor would need to buy in Binghatti Corner at around 14,700–16,800 AED per m², whereas the current market level (13,900 AED/m²) is even lower, providing a yield buffer above the average market level.
5. Liquidity and investment potential
Binghatti Corner demonstrates stable liquidity (the number of sale and lease transactions is in line with high‑demand assets) and above‑average yields relative to the district and the master project. Jumeirah Village Circle has shown price growth over the past 3 years and continues to demonstrate positive dynamics, which is favorable for future sellers and investors.
6. Conclusions
– Binghatti Corner offers a high yield level when purchased within the current price range and compares favorably with the average situation in the area.
– Rental demand in the building is stable, and the yield is higher than in Jumeirah Village Circle as a whole.
– The area shows steady price growth, supporting capital appreciation of the asset over a 3–5 year horizon.
– According to DLD statistics, the fair purchase price for achieving 7–8% per annum is even slightly above the current level: buying at the current market price creates an additional yield buffer.
– For an investor or seller, Binghatti Corner looks attractive against both its immediate surroundings and the wider JVC market.
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