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1. Definition of the area and data structure
Actual location: According to DLD, the Binghatti Grove building is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project. The DLD database contains up‑to‑date transactions for this property in the two‑bedroom apartment (2BR) segment.
2. Liquidity and transaction frequency
DLD records show 15 sales of 2BR apartments in Binghatti Grove. The transactions are mainly concentrated in 2024–2025, which is typical for new buildings. This indicates high project liquidity at the market entry stage.
For Al Barsha South Fourth, the volume of 2BR transactions is significantly higher: from several hundred to more than 800 deals per quarter over the past 5 years, which points to extremely high overall area liquidity and solid demand.
3. Price dynamics for Binghatti Grove and the area
Binghatti Grove (2BR):
– The average transaction price per square metre over the past 12 months was 16,266 AED.
– Quarterly dynamics: from 15,288 to 18,747 AED/m², with steady growth in 2025.
Al Barsha South Fourth (2BR):
– The average price per m² over the past 12 months is 12,849 AED.
– Over the last 4 years there has been stable growth: from ≈8,600 AED (2022) to 12,300–13,300 AED (2024–2025).
Conclusion: In terms of pricing, Binghatti Grove is confidently above the area average (a premium of 25–30%), which is typical for new or branded projects with modern specifications.
4. Rental market. Actual rates
For Binghatti Grove and the entire Jumeirah Village Circle master project, it has not yet been possible to identify any 2BR rental transactions in DLD (0 contracts).
In Al Barsha South Fourth, the overall volume of rental contracts is very high, which indicates good rental liquidity, but specific rental data for 2BR units is not available among the issued contracts.
The average annual rental rate per square metre for all residential apartments in the area over the past 12 months is 1,028 AED/m², with a visible increase from 745 to 1,067 AED/m² across the 2023–2025 quarters. This reflects an upward trend in rental rates.
5. Yield (ROI)
– For Binghatti Grove, it is not yet possible to calculate yield due to the absence of confirmed rental transactions.
– For Al Barsha South Fourth, with a price of 12,849 AED/m² and rent of 1,028 AED/m², the annual gross yield (ROI) is 8.0% based on last year’s data.
– After accounting for transaction costs (≈7–8%), the net yield falls to around 7.4–7.5%.
– For an investor targeting a 7–8% annual return, the fair price range on the secondary market is 12,850–14,690 AED per m² (payback level for the area).
– Binghatti Grove is trading at a premium to this range: to achieve the target yield based on current market data, it may be necessary either to rent the apartment at a premium to the area’s average rent, or to rely on capital appreciation potential.
6. Outlook and comparison
– The Binghatti Grove project demonstrates high liquidity, price growth and a clear premium to the surrounding area.
– Rental rates across the area show stable growth, which has a positive impact on the long‑term investment appeal of Al Barsha South Fourth.
– Specific ROI for Binghatti Grove is not yet confirmed by DLD (no rental data points), while at the area level investor yield is at the upper end of the Dubai market.
– When purchasing an apartment in Binghatti Grove (especially at completion), it is important to consider that the premium to the area reflects both competitive advantages and a higher entry price.
Recommendation: Binghatti Grove is a reliable choice in terms of liquidity and potential, especially if the current pace of rental growth is maintained. However, an investor focused solely on rental income should carefully align the purchase price with the market range, as the premium may reduce the final ROI relative to the area benchmark.
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