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1. Definition of the area and data structure
Actual location: Binghatti Grove is situated in Al Barsha South Fourth, within the master community Jumeirah Village Circle (JVC), as confirmed by direct DLD data. A total of 334 transactions have been recorded for this building, but not a single rental transaction in the DLD database (which is typical for new developments at the handover stage).
2. Current market conditions. Transaction activity
Over the past 12 months, 256 transactions have been registered in Binghatti Grove. This indicates high liquidity and strong popularity of the project in the primary market. For scale: across Al Barsha South Fourth as a whole, around 21,500 transactions were recorded over the year — the area is very active.
By unit sizes and prices in Binghatti Grove:
– Average apartment size – 94.8 m², with a range from 73.5 to 822 m², which points to a predominance of standard apartments alongside penthouses or large units.
– Average transaction price — AED 1.69M (from AED 834K to AED 15.8M). The price spread is substantial, which is explained by the variation in sizes and the presence of exclusive units.
3. Dynamics of the average price per m²
For Binghatti Grove:
– Quarterly dynamics for the building are available only from Q4 2024 (we show only periods with data; future periods are ignored as per the rules):
– Q4 2024: 15,775 AED/m²
– Q1 2025: 16,386 AED/m²
– Q2 2025: 17,093 AED/m²
– Q3 2025: 19,627 AED/m²
– Q4 2025: 18,484 AED/m²
– 12‑month average — 18,323 AED/m² (over 250 transactions).
For comparison, across Al Barsha South Fourth:
– A gradual increase in the average price per m²: over the last 3 years, the average has grown from 9,800–13,000 AED/m² to 14,400–16,500 AED/m² in 2024–2025.
– 12‑month average across the entire area — 15,422 AED/m².
Binghatti Grove is trading at an 18–19% premium to the area average, which reflects either a higher class of the project or strong demand for this new development.
4. Rental segment
There is no current rental data in DLD either for Binghatti Grove itself or for its project (0 contracts). For investment analysis, we use the benchmark for Al Barsha South Fourth:
– Over 26,000 contracts have been recorded in the area over 12 months; liquidity is excellent;
– The average annual rental rate per m² over 12 months is 1,028 AED/m² (for all residential apartments, area-wide).
– Over the past three years, rental rates have grown significantly: from 520–620 AED/m² (2021–2022) to 810–960 AED/m² in 2023–24, and up to 1,067 AED/m² in Q3–Q4 2025 according to the latest data. The growth clearly outpaces inflation and reflects a reconfiguration of demand.
5. Investor yield (ROI)
ROI can only be calculated at the area level, since there are no rental transactions for Binghatti Grove (as a new development / property at commissioning stage):
– Gross yield in the area over the last 12 months:
– ROI_brutto ≈ 1,028 / 15,422 ≈ 6.7% per annum.
– After accounting for standard costs (approximately +7% to the entry price):
– ROI_net ≈ 6.3% per annum.
A fair “investment price” range for an investor targeting a 7–8% annual yield:
– 1,028 / 0.08 = 12,850 AED/m² (8% yield)
– 1,028 / 0.07 = 14,690 AED/m² (7% yield)
– Thus, the market price in Al Barsha South Fourth (15,422 AED/m²) is already slightly above the range suitable for an investor focused on a 7–8% annual yield. For Binghatti Grove (18,323 AED/m²), a discount to the current price of around 15–25% would be required to reach such target returns, unless a higher rental rate can be substantiated specifically for this project.
6. Conclusions on liquidity and outlook
– Binghatti Grove is a liquid, in-demand new development with a high density of transactions, indicating strong demand and interest from both investors and end users living in JVC.
– The building’s prices are above the area average; however, assuming a stable yield above 7% per annum at current purchase prices, without confirmed rental rates for this specific asset, would not be justified.
– Al Barsha South Fourth shows a clear upward trend in both prices and rental rates. The area consistently delivers strong liquidity indicators within the mid-price segment.
– Given current market prices, further yield growth here is becoming more challenging: additional upside is tied either to exclusive properties or to aparthotel / short-term rental management, which DLD does not fully capture in its standard dataset.
7. Recommendation
Investment appeal remains high for those who have already purchased units in Binghatti Grove at initial prices or plan to use the property for personal residence. For new investors, it is reasonable to focus on the potential for a discount to the current average project price, or to wait for specific rental data for this building — that will allow for a more accurate yield calculation.
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