1. Definition of the area and data structure
Actual location: according to the DLD database, the building BINGHATTI LAVENDER belongs to the Al Barsha South Fourth area, master project Jumeirah Village Circle. The identification is based on transactions with the same building name in the DLD database; the area and master project are determined unambiguously.
Data scale:
– For the building: 231 sale transactions were found and not a single lease contract registered directly to this address in the DLD.
– For the area: very high activity in both sales and rentals — over the last 12 months around 18,000 sale transactions and more than 24,000 residential apartment lease contracts have been registered.
2. Sales: dynamics and indicators for the building and the area
Over the last 12 months, 8 transactions have been registered for 2-bedroom apartments in BINGHATTI LAVENDER (2BR). The average transaction price for these deals is about 12,844 AED/m². The size range is from 93.6 to 116.5 m².
Time dynamics of prices for 2BR apartments in the building over the last 6 quarters (DLD data):
– 2024 (Q1): 9,809 AED/m² (1 transaction)
– 2024 (Q2): 11,786 AED/m² (24 transactions, peak volume)
– 2024 (Q3): 13,499 AED/m² (2 transactions)
– 2024 (Q4): 15,462 AED/m² (2 transactions)
– 2025 (Q2): 13,483 AED/m² (7 transactions)
– 2025 (Q4): 8,371 AED/m² (1 transaction) — projected in the future, not included in the analysis.
For Al Barsha South Fourth, over the last 12 months the average price for all apartments (Residential Flat) is 15,123 AED/m². The dynamics show a substantial increase: from 9,100–9,700 AED/m² in 2022 to 13,000–15,000+ AED/m² in 2024–2025. The building was clearly selling at a discount (-15–20%) to the area level in 2024.
3. Rentals: level and dynamics in the area
For the BINGHATTI LAVENDER building there is not a single registered long-term lease contract in the DLD database for any of the recent years — the building is either new (off-plan), or uses alternative rental channels (for example, aggregators/short-term), or owners have not yet brought units to the market.
For Al Barsha South Fourth the rental sample is huge: over the last 12 months, 24,339 rented apartments have been registered with correct size and annual rent indicators. The average annual rental rate in the area (apartments, all sizes and layouts) is 1,046 AED/m²/year.
Rental dynamics in the area show growth of the average annual rate from 620–680 AED/m² in 2022 to 850–970 AED/m² in 2023–2024 and exceeding 1,000 AED/m² per quarter in 2025.
There is no specialized rental statistics specifically for 2BR units in your building, but across the area as a whole, rates by apartment class differ only slightly on large datasets. For precise calibration of your own offer, it is recommended to cross-check via specialized aggregators or by manually sampling closed/offline contracts.
4. Comparison of prices and rents: yield and “investment fair price”
Average sale price for 2BR in BINGHATTI LAVENDER over the last 12 months: 12,844 AED/m².
Average price in Al Barsha South Fourth (apartments): 15,123 AED/m².
Average rent in the area: 1,046 AED/m²/year (12 months).
Yield assessment:
– Roughly using the area indicators (no other reliable data available), the gross yield (ROI_brutto) for a buyer of an apartment in BINGHATTI LAVENDER would be ~1,046 / 12,844 = 8.1% per annum (if we rely only on area rental rates while buying at building prices).
– But if we take the area market price, ROI will be lower: 1,046 / 15,123 = 6.9%.
Taking into account initial costs (taxes, commissions, registration — an adjustment of 7–8% of the purchase price is assumed), the actual net yield (ROI_net) will be about 7.5–7.6% for BINGHATTI LAVENDER or ~6.4% for the area as a whole.
Fair investment price range (to buy at a 7–8% ROI):
– With a 7% annual target: 1,046 / 0.07 = ~14,943 AED/m²,
– With an 8% annual target: 1,046 / 0.08 = ~13,075 AED/m².
The current average price in the building is close to the lower boundary of the “fair” investment price range even after discounting. The area-wide price is riskily high for an investor; the yield is below typical market expectations.
5. Liquidity and outlook
Al Barsha South Fourth shows very high liquidity both in sale transactions and in long-term rentals (hundreds of transactions for the building, tens of thousands for the area). The trend in recent years is clearly upward for both sales and rentals. Budget buildings and projects (including BINGHATTI) sell at a discount but remain in strong demand among investors and tenants. Over a 3–5 year horizon, the mass-segment housing stock in JVC and nearby areas may come under pressure from growing new supply; however, the current yield base remains one of the strongest in Dubai.
Conclusion: 2-bedroom apartments in BINGHATTI LAVENDER are currently selling below the average market level in the area, and the potential ROI (based on actual area rental rates) is at the upper edge for the mass segment. For a buyer targeting a 7–7.5% annual return, the price range of recent transactions in this building looks attractive, provided the unit is successfully rented out and there are no hidden operational risks.
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