1. Area definition and data structure
Actual location: According to DLD, Binghatti Jasmine is located in Al Barsha South Fourth, within the Jumeirah Village Circle master development. The report includes only residential apartments (property type Flat). For studios (0BR), filters by property type studio are used.
2. Transaction volume, price dynamics and rental rates
Sales volume:
Since 2022, a total of 167 apartment transactions have been registered in Binghatti Jasmine.
Most deals were recorded in 2022 (93 transactions), after which activity declined significantly (2023 — 37, 2024 — 16 so far).
Average price per sqm dynamics:
In 2022, the average price per sqm ranged from 6,600 to 7,400 AED. From 2023, there was a substantial increase: in Q2–Q4 2023 the average level in the building consistently exceeded 10,000 AED/sqm, and in the last 12 months (June 2023 — June 2024) it reached 12,245 AED/sqm. However, the area average over the same period is higher: the average for Al Barsha South Fourth is 15,167 AED/sqm, meaning the building trades at roughly a 19% discount to the area average.
Recent deal dynamics: On a quarterly basis, average prices in the building generally follow the area trend, but remain consistently below the area average.
Rental market:
According to DLD, at least 74 rental contracts for studios have been recorded in Binghatti Jasmine. The average annual rental rate over the last 12 months is 1,030 AED/sqm (calculated only from valid contracts, including checks on minimum size and amount). For comparison, the average rental rate for studios in the area over the same period is 1,273 AED/sqm.
Rental dynamics: The building shows a gradual increase in average rental rates from 800–900 AED/sqm/year in 2022–2023 to the peak level of the last 12 months. On average, the area has demonstrated slightly higher rates and growth pace compared with Binghatti Jasmine.
3. Yield analysis and fair price ranges
The estimated gross yield (ROI_brutto) and “investment fair” price ranges can be assessed at two levels:
— For the building:
Average price per sqm (12 months): 12,245 AED/sqm
Average rental rate per sqm (12 months): 1,030 AED/sqm
Gross yield: about 8.4% per annum (1,030 / 12,245)
— For the area:
Average price per sqm: 15,167 AED/sqm
Average rental rate per sqm: 1,273 AED/sqm
Gross yield: about 8.4% per annum (1,273 / 15,167)
After adjusting for initial acquisition costs (≈7–8%), the effective net yield (ROI_net) is estimated at around 7.8–7.9% per annum for both Binghatti Jasmine and the wider area.
For a target ROI of 7–8%, the fair price range for a studio is formed at 12,875–14,714 AED/sqm (building level), which is close to or slightly above current transaction levels, while for the area it is 15,916–18,186 AED/sqm. The current market level of Binghatti Jasmine is slightly below the calculated range for the area, but corresponds to a “fair” price level for a yield of around 8% per annum.
4. Liquidity and market outlook
The building demonstrated high liquidity in the early years of the project (2022), after which transaction volumes declined significantly. Nevertheless, the rental market presence is clearly stable — the database reflects more than 70 studio contracts, indicating steady demand from both tenants and investors. Rental rates in the area continue to grow confidently, while Binghatti Jasmine maintains a price advantage versus the area, which can support elevated rental demand at a competitive sales price.
The 3–5 year outlook for investors in this building is generally positive: assuming sustained structural demand for affordable studios in JVC, the project remains competitive both in purchase price and yield level, broadly matching and in some cases outperforming the area averages.
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