1. Definition of the area and data structure
Actual location: According to the DLD register, the Binghatti Crescent building is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project. For this analysis, only those records that explicitly refer to this building and this area have been used.
The transaction sample for 1-bedroom apartments (1BR) in Binghatti Crescent is sufficiently representative: around 149 sale transactions have been recorded.
2. Dynamics and transactional activity
Year-by-year breakdown:
– 2023: 90 transactions for 1BR units.
– 2024: 44 transactions (year-to-date).
– 2025: 15 transactions (these are reservations for future dates, possibly deferred registrations).
Over the last 4–5 quarters, activity has remained moderately high — the market is liquid, with no signs of either oversupply or shortage in this building.
3. Average price per m² dynamics (1BR, Binghatti Crescent and the area)
Average price per square metre in the building:
– 2023: growth from 10,800 to 13,990 AED/m².
– 2024: fluctuations within the 12,292 – 14,706 AED/m² range.
Average price per m² in the area (Al Barsha South Fourth, 1BR):
– 2023: 10,900 – 12,400 AED/m².
– 2024: 12,500 – 12,800 AED/m².
Over the past six months, the building has been selling at a 5–10% premium to the area average.
Average price per m² over the last 12 months:
– Binghatti Crescent (1BR): 13,856 AED/m².
– Area average (1BR): 14,461 AED/m².
4. Rental values and dynamics
There is still an insufficient number of rental contracts in the DLD database for Binghatti Crescent itself and for the Jumeirah Village Circle master project. However, across Al Barsha South Fourth as a whole, more than 120,000 current residential lease contracts have been registered, which allows us to rely on the area’s rental benchmark.
Average annual rental rate per m² in the area over the last 12 months: 1,046 AED/m².
The 2023–2024 dynamics show consistent growth: from 750–810 AED/m² in 2023 to 850–970 AED/m² in 2024.
In other words, the rental market in the area is steadily growing, and high rental liquidity is confirmed by DLD contracts.
5. Investment yield (by area, as an indicator)
Due to the lack of actual rental data for the building, payback and ROI calculations have to be based on the area average:
– Area ROI_brutto = 1,046 / 14,461 ≈ 7.2% per annum.
Allowing for typical entry costs (≈7% in commissions and fees), the net yield (ROI_net) decreases to 6.7–6.8% per annum at the average market price.
Fair investment price range (benchmark for purchases targeting 7–8% per annum)
The calculated “investment fair price” range for the area (to achieve 7–8% per annum) is:
1,046 / 0.08 = 13,075 AED/m² (for 8%);
1,046 / 0.07 = 14,943 AED/m² (for 7%).
Current transaction prices in the area fall fully within this corridor. For Binghatti Crescent, the premium to the area is minimal.
6. Conclusions on liquidity and outlook
Binghatti Crescent is a liquid building, with 1-bedroom units changing hands on a regular basis. Price dynamics indicate a strengthening premium to the area, although the building remains in line with the broader market. Unfortunately, there is no rental data in DLD for the building or the master project yet, but the area benchmark provides a realistic guide to achievable rental yields.
An annual yield of around 7–7.2% (gross) is attainable when buying at current market levels. Binghatti Crescent is trading close to the investment fair value range. Any price adjustment required to reach an 8% yield is minimal or not needed. Overall, the area is perceived as stable in terms of both demand and rentals.
7. Key limitations of the analysis
– There are no actual rental transactions for the building itself or the master project — ROI is estimated based on the area.
– For an accurate assessment of your specific apartment, it makes sense to track the dynamics of actual rentals at the exact address once the building is handed over and the first contracts appear.
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