ROI analysis of apartment in Binghatti Gardenia: DLD data and real deals — 19.12.2025

1. Definition of the area and data structure

Actual location: the Binghatti Gardenia building (all transactions in DLD are recorded strictly under this name) is located in the Al Barsha South Fourth area, within the Jumeirah Village Circle master project. For all further comparisons with the area and the master project, these verified DLD data are used.

2. Dynamics of the number of transactions for 2-bedroom apartments in Binghatti Gardenia

Active sales of 2-bedroom apartments in this building started in Q1 2024, with a peak in Q2 2024 (32 transactions), followed by a gradual decline to 1 transaction in Q4 2024. In 2025, transactions are still being recorded, but in practice the deals attributed to future quarters (2025) may be delayed registrations or off-plan handovers — for a mid‑term analysis the key conclusions are based on 2024.

3. Dynamics of average price per m² — building and area

For Binghatti Gardenia (2-bedroom apartments), the average price per m² over the latest available quarters is:
– Q1 2024: 13,398 AED/m²
– Q2 2024: 13,320 AED/m²
– Q3 2024: 13,530 AED/m²
– Q4 2024: 14,521 AED/m²

For Al Barsha South Fourth, for 2-bedroom apartments over the same quarters, the growth is slightly more modest:
– Q1 2024: 11,491 AED/m²
– Q2 2024: 11,382 AED/m²
– Q3 2024: 12,330 AED/m²
– Q4 2024: 12,075 AED/m²

Over the last 12 months in Binghatti Gardenia, the average price of 2-bedroom apartments was 12,460 AED/m² (19 transactions per year). For the area, it was 12,843 AED/m² (more than 2,700 transactions), with a wider range (5,076–26,515 AED/m²), which is typical.

4. Rental market for the building, master project, and area

In the DLD database, not a single annual rental contract over the last 12 months was registered for 2-bedroom apartments in Binghatti Gardenia, in the Jumeirah Village Circle master project, or in the Al Barsha South Fourth area under the same filter (2 bedroom). Therefore, a direct comparison of average rental rates per m² for 2-bedroom apartments in this building and in the area is not possible.

For the overall residential stock (all apartment types) in Al Barsha South Fourth, the average annual rent per m² over the last 12 months is about 1,017 AED/m²; however, this sample may include units with significantly smaller/larger sizes and yields.

5. ROI and investment yield level

Since there are no rental data for 2-bedroom apartments either for the building or for the area, it is not possible to adequately calculate annual yield (ROI) using the standard investment formula (rent/purchase price).

Only an averaged rental value for all residential units in the area is available (1,017 AED/m² per year with an average size of 84 m²), but, to stress, this does not reflect the level for 2-bedroom apartments and is not valid for calculating fair price or ROI for this specific property type.

6. Asset liquidity and outlook

In terms of the number of transactions per year, Binghatti Gardenia shows high liquidity for new JVC projects: 19 sales of 2-bedroom apartments were registered, while across the entire area for this type there were 2,767 transactions. The decline in volume by the end of 2024 indicates a gradual saturation of the sales supply and a possible beginning of owners’ entry into the rental market.

For investment analysis and “fair price” assessment based on DLD, unfortunately, with the current data it is impossible to provide a specific price range to achieve a 7–8% yield when purchasing a 2-bedroom apartment in this building, since rental data are missing.

Conclusions:
– 2-bedroom apartments in Binghatti Gardenia are trading roughly 8–15% above the area’s average prices, which is typical for new buildings in JVC.
– Sales liquidity is high, price dynamics are stable, and demand for 2-bedroom apartments remains strong.
– Without confirmed rental contracts for 2-bedroom apartments, it is impossible to calculate the current ROI or provide a fair defensive price range for an investor based on DLD.
– It is advisable to periodically recheck the emergence of rental transactions for this building — as units enter the rental market, the yield profile will become clearer.