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1. Definition of the area and data structure
Actual location:
According to the DLD database, the Binghatti Grove building belongs to the Al Barsha South Fourth area and is located within the Jumeirah Village Circle master project. In the database, both the project and the building are listed as Binghatti Grove.
2. Data availability and volume
For the requested studio apartments (0BR/studio) in the Binghatti Grove building itself, there are no DLD records of sale transactions — not a single studio deal in this building is reflected in the public part of the database.
However, for Al Barsha South Fourth and the Jumeirah Village Circle master project, the total number of sales and rental contracts for studios is very large (over 20,000 sales and almost 30,000 rentals), which allows these figures to be confidently used for comparative and investment analysis.
3. Sales market dynamics and key indicators (studios, area/master project)
— The transaction volume for studios in the area has remained consistently high in recent years. In 2024, 5,465 deals were registered, and volumes have stayed elevated over the last 12 months.
— The average price per m² for studios in Al Barsha South Fourth over the last 12 months is around 17,300 AED/m² (data quality controlled by filtering for unit sizes and investor-type transactions).
— Three‑year trend: in 2022 the average ranged from 11,000 to 15,000 AED/m², followed by steady growth, and by early 2025 the average level is approaching 17,000–18,000 AED/m². Current quarterly readings show continued price appreciation.
— The price range across the area is wide, but the upward trend is very clearly defined.
4. Rental market dynamics and key indicators (studios, area/master project)
— In 2024–2025, more than 10,000 rental contracts for studios were concluded in the area — liquidity is very high.
— The average annual rental rate per m² for studios over the last 12 months is about 1,250 AED/m². The last quarter of 2024 and the beginning of 2025 show some further increase — to 1,150–1,400 AED/m².
— Over the past 2 years, studio rental rates have risen by more than 30%, reflecting both growing demand and inflationary processes in the local market.
5. Comparison of current levels and investment analysis
— The current average purchase price for studios per m² is in the range of 17,300 AED (last 12 months for the area according to DLD).
— The average annual rent per m² for studios over the same period is 1,254 AED/m².
— Direct calculation of gross yield (ROI_brutto) for an investor based on DLD data: 1,254 / 17,303 ≈ 7.2% per annum.
— Taking into account standard entry costs (DLD fee ≈ 4%, broker ≈ 2%, other expenses and discounting ≈ 1–2%, in total 7–8% of the transaction amount), the net yield (ROI_net) decreases to around 6.7% per annum (7.2% / 1.07 ≈ 6.7%).
6. Fair price range for an investor
— Given market rents and a target net yield for the investor of 7–8% per annum, the fair purchase price range for a studio should be approximately: 1,254 / 0.08 = 15,675 AED/m² (8% yield), 1,254 / 0.07 = 17,914 AED/m² (7% yield).
— Thus, the current market average (17,300 AED/m²) is slightly below the upper boundary of the fair corridor for a 7% yield and noticeably above the lower boundary for an 8% yield. This means that to reach 8%, the buyer needs a small discount to the market average; for 7%, the level is close to current prices.
7. Liquidity assessment and outlook
— Studio market liquidity in the area and the master project is objectively very high — tens of thousands of deals and contracts, with an upward trend in both sales and rentals.
— Over the past 3–5 years, the market has shown steady capital growth and yield expansion, while maintaining strong appeal for both private and institutional investors.
— In the absence of data for the specific Binghatti Grove building, but given the representative dataset for the area and the master project, these calculations can be considered sufficiently robust for decision‑making.
8. Investor takeaway
The current average purchase price for studios in the area fully corresponds to a yield of around 7% per annum based on market rents. To achieve 8% per annum, a discount of 10–15% from the market average price is required. Under the current dynamics, the outlook for investments in similar assets in Jumeirah Village Circle/Al Barsha South Fourth remains favorable.
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