1. Definition of the area and data structure
Actual location: According to DLD, the Binghatti Gate building is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project.
The data structure for the building allows us to analyse both transaction activity (262 sales from April 2021 to date) and rental activity (a consistently stable pool of active lease contracts).
2. Transaction frequency and dynamics
The highest sales activity was recorded in Q2 2021 (90 transactions), after which the transaction flow stabilised and remained evenly distributed, with 4 to 20 sales per quarter through the end of 2024.
This initial spike in activity is typical for new projects and reflects the handover phase and the developer’s primary sales. In subsequent years, activity has been maintained at a stable level.
3. Price dynamics per m²
For Binghatti Gate:
– Over the entire period, the average price per m² increased from 7,200–8,200 AED/m² (2021–2022) to 10,000–11,000 AED/m² by 2024, reflecting a steady upward trend.
– Peak values in 2024: by Q3 the average price per m² reached 11,078 AED/m², and in Q4 — 11,068 AED/m².
– Over the last 12 months (as of the analysis date), the average purchase price for a studio in Binghatti Gate was 10,232 AED/m² (after filtering for typical ranges of sizes and prices).
Comparison with the area:
– In Al Barsha South Fourth, the average price per m² for transactions over the last 12 months is 15,699 AED/m² (a clear premium to the average price in Binghatti Gate).
– The area shows a slightly stronger growth pattern: from 9,600–10,000 AED/m² in 2020–2022 to 13,500–15,700 AED/m² in 2024. Binghatti Gate is noticeably cheaper than the average market level in the area.
4. Rental rate dynamics and levels
For rentals in Binghatti Gate:
– According to DLD, the project records regular lease contract signings (20–60 deals per quarter in 2022–2024).
– Dynamics of average annual rent per m² for the building: in 2021–2022 — 570–690 AED/m²; in 2023 — 730–845 AED/m²; in 2024 — 820–885 AED/m².
– Over the last 12 months, the average yield level (annual rent per m²) for the building was 934 AED/m².
For comparison with the area:
– Al Barsha South Fourth and the JVC master project show, according to DLD, similar average rental levels of around 1,096 AED/m² per year (over the last 12 months), which is higher than in Binghatti Gate specifically.
5. Price-to-rent ratio and yield (ROI)
For Binghatti Gate (last 12 months):
– Average purchase price for a studio: 10,232 AED/m²
– Average rent: 934 AED/m²/year
– Gross annual yield (ROI) = 934 / 10,232 ≈ 9.1%
After accounting for initial acquisition costs (around 7% on purchase), the net yield comes to 8.4–8.5% per annum. This is a strong figure for a new complex.
For Al Barsha South Fourth:
– Average transaction price: 15,699 AED/m²
– Average rent: 1,096 AED/m²/year
– Gross ROI for the area = 1,096 / 15,699 ≈ 7.0%
– Net ROI: 6.5–6.6% per annum
The area benchmark is significantly lower in terms of yield due to the higher average purchase price. Thus, Binghatti Gate looks more attractive for investors whose goal is to maximise rental income.
6. Fair price range for an investor
If an investor targets a 7–8% annual yield, the fair price range per m² for a studio in Binghatti Gate (based on current rental evidence) would be:
– 934 / 0.08 ≈ 11,675 AED/m² (level for an 8% yield)
– 934 / 0.07 ≈ 13,339 AED/m² (level for a 7% yield)
The average transaction price in the building (10,232 AED/m²) comfortably fits even stricter target parameters (above 8% ROI). In Al Barsha South Fourth, to reach the same 7–8% yield, the purchase price should be 13,700–15,700 AED/m² (actual transactions in the area are close to the upper bound of this range — market-wide yields are lower).
7. Liquidity and outlook
Based on both sales and rentals, Binghatti Gate has stable liquidity — over the last 12 months DLD has recorded dozens of sale and lease transactions. Price and rental dynamics are positive, and the upward trend has been maintained since the project’s handover.
Over a 3–5 year horizon, rental demand is expected to remain high (especially in JVC), and the relatively low purchase price in the complex will continue to support attractive yields for investors, even taking into account the natural price growth on the secondary market.
8. Investor takeaways
– Binghatti Gate is an asset with good liquidity and yields above the area average.
– The current average transaction price in the building is noticeably lower than the area average, while rental yields are significantly higher.
– Even after factoring in all typical entry costs, the actual net yield exceeds the average parameters for the Jumeirah Village Circle market.
– If the primary criterion is yield, Binghatti Gate is currently more profitable than most comparable assets in Al Barsha South Fourth/JVC.
– If purchase prices rise above 11,600–13,300 AED/m², ROI will move closer to the market average.
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