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1. Definition of the area and data structure
Actual location: according to DLD records, the Binghatti House building is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project. At this address in the DLD database, both sales and rental transactions are recorded; the analysis is carried out strictly using filters by building name and apartment type (studios).
2. Transactions and liquidity
Over the past 12 months, 17 sale and purchase transactions for studios (0BR) have been concluded in Binghatti House, which for a new building indicates fairly good liquidity, given the handover stage. In Al Barsha South Fourth, the volume of studio transactions is significantly higher (~6,000 deals per year), which confirms strong demand for studios and active development of this segment.
3. Price dynamics per m² in the building and in the area
— The average price per m² in Binghatti House for studios over the past 12 months was 20,367 AED/m².
— For comparison, across Al Barsha South Fourth over the same period, the average level was 17,593 AED/m². Thus, Binghatti House trades at a premium of about 15–16% to the broader area benchmark.
Price dynamics over recent years:
— In Binghatti House prices have remained fairly stable: from Q3 2023 to Q2 2024 they fluctuated in the range of 19,900–20,900 AED/m².
— For the area, there has been a prolonged increase: from ~12,900 AED/m² in Q1 2023 to ~17,600 AED/m² in the latest quarter, indicating an overall bullish trend.
4. Rentals: availability and rates
The DLD database records 28 active rental contracts for studios in Binghatti House over the past 12 months — sufficient data for averaging. The average annual rental rate per m² was 1,630 AED (Binghatti House). For the area, the comparable figure is 1,271 AED/m² with a large volume of contracts (>7,100).
Thus, a studio in Binghatti House rents at about a 28% premium to the area average. This confirms tenant interest in new-build properties and the building’s infrastructure.
5. ROI, investment yield and fair price
Gross yield based on actual DLD rates over the past year:
— For Binghatti House: 1,630 / 20,367 = 8.0% per annum.
— For Al Barsha South Fourth: 1,271 / 17,593 = 7.2% per annum.
Taking into account full entry costs (DLD, broker, registration, vacancy) of about 7–8%, the actual net yield will be lower: ROI_net is approximately 7.4% for the building and 6.7% for the area.
Calculation of the “fair price range” for an investor targeting a net yield of 7–8% per year:
— For Binghatti House: fair_price_psm = rental rate / 0.07…0.08 = 20,400–23,300 AED/m².
— For the area: fair_price_psm = 15,900–18,160 AED/m².
The current price level in Binghatti House is close to the upper boundary of this range for new developments. To achieve an 8% yield at the wider area level, an investor would either need a discount to the near-area average (for older buildings), or to maintain a premium supported by tenants willing to pay for a new product.
6. Rental dynamics
Rental rates in Binghatti House remain high and stable: by quarters in 2024–2025, rates fluctuate in the range of 1,550–1,720 AED/m², confirming strong demand specifically from tenants of new-format studios.
7. Conclusions on investment attractiveness and outlook
Binghatti House is a sought-after new project in one of the most liquid areas for renting and reselling studios. Transaction liquidity is high, both for sales and for rentals. The current price and rental levels allow an investor to target a gross yield of around 8% per annum before costs. The growth in the average price per m² across the area supports the outlook for price stability even amid strong competition. The core investment thesis is stable residential leasing with a premium to the area driven by the new-build product. For a purchase targeting a 7–8% yield, a discount is not required; and with further improvement in occupancy or stable rental rates, there is a good chance of consistent cash flow over the next 3–5 years.
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