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1. Definition of the area and data structure
Actual location: According to DLD, the Binghatti Gateway building is located in Al Jadaf and belongs to the Dubai Health Care City Phase 2 master project. The DLD database records a sufficient number of transactions for one-bedroom apartments (1BR), which makes it possible to carry out a detailed analysis both for the building and for the wider area.
2. Liquidity and transaction frequency assessment
There have been 250 recorded 1BR transactions in Binghatti Gateway, with moderate but regular activity from 2020 to 2024. The highest activity was in 2020–2021, when 14 to 43 deals were concluded per quarter. Over the last 12 months (current period), around 23 transactions have been recorded in the building (across 2023–2024). This indicates high liquidity and stable demand for the asset on the secondary market.
3. Price dynamics for 1BR in Binghatti Gateway and in Al Jadaf
The average price per square metre (AED/m²) for 1BR transactions in Binghatti Gateway has ranged between 8,000 and 13,000 AED/m², with an upward trend over the last two years. Over the past year, the average sale price in the building was about 10,980 AED/m² (12‑month period). Over the same period, the average price in Al Jadaf was higher at 18,258 AED/m² for 1BR apartments.
Dynamics for 2020–2024:
– In 2020–2021, prices in the building declined from 9,300 to 7,300–8,000 AED/m².
– In 2022, growth was observed, with the average exceeding 8,300–9,000 AED/m².
– From 2023, there has been steady growth, with some quarters reaching 11,000–13,000 AED/m².
– In Al Jadaf, the trend is more pronounced: from 8,500–10,000 AED/m² in 2020–2021 to 17,000–19,000 AED/m² in 2024.
Despite the price growth in Binghatti Gateway, both asking prices and concluded deals in the building remain significantly below the average market levels for the area.
4. Rental market analysis
According to DLD, over the last 12 months there have been no valid rental contracts recorded for 1BR units directly in Binghatti Gateway. Across Al Jadaf as a whole for the same period, the average rental rate stands at 965 AED/m² per year (for all residential apartments), which reflects the current yield level for the mass-market segment.
Rental dynamics in Al Jadaf:
– From 2020 to 2021, average rates were at 600–750 AED/m²/year.
– In 2022–2023, they increased to 800–840 AED/m²/year, with further growth to 940–1,030 AED/m²/year in 2024–2025.
– In the last quarters of 2024, rates stabilised around 940 AED/m²/year.
5. Comparison and investment returns
The current average market price for a 1BR in Binghatti Gateway (10,980 AED/m²) is significantly below the Al Jadaf average (18,258 AED/m²), which makes this building attractive for an investor in terms of entry price, but requires a separate assessment of rental liquidity specifically for this tower.
ROI calculation:
– For Binghatti Gateway itself, an ROI calculation is not possible due to the lack of data on 1BR rental contracts.
– For Al Jadaf (based on current rental rates of 965 AED/m² and prices of 18,258 AED/m²), the indicative gross yield (ROI_brutto) is around 5.3% per annum.
– After factoring in standard transaction costs (7–8% at entry), the net yield (ROI_net) is estimated at about 4.9–5.0% per annum.
Calculation of a fair price range for a target ROI of 7–8%:
– Based on current area rents, fair_price_psm_7_8 = 965/0.08 … 965/0.07 = 12,063 … 13,786 AED/m².
– The market price in the area (18,258 AED/m²) significantly exceeds the “investment‑fair” level required for a 7–8% annual yield; for Binghatti Gateway the current price is closer to the lower bound, however there are no confirmed DLD rental rates for this building.
6. Conclusions and outlook
– Binghatti Gateway demonstrates good liquidity in the 1BR sales market: stable volumes and regular transactions, with entry prices noticeably below Al Jadaf (by 35–40%).
– Rental liquidity for this particular building is not confirmed by DLD data for 1BR apartments: there have been no registered residential leases over the last 12 months, which may indicate either a low number of such deals, a shift of part of the market to off‑DLD/initial occupancy, or weak investment demand for rentals.
– Market yields in Al Jadaf as of 2023–2024 are in the range of 4.9–5.3% per annum (net), which is typical for the area’s mass‑market segment.
– For Binghatti Gateway it is not possible to assess the actual ROI and fair price through the lens of yield, as DLD does not reflect current rental demand.
– An investor should pay particular attention to the physical rental liquidity rather than only the purchase price per unit, as there is potential both for above‑average demand due to a lower entry price and for the risk of longer vacancy periods.
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