1. Definition of the area and data structure
Actual location: according to DLD, the Binghatti Mirage building is located in the Al Barsha South Fourth area and belongs to the Jumeirah Village Circle master project. All further comparative area data is provided specifically for Al Barsha South Fourth.
2. Market activity: volume and dynamics of sales and rentals
For Binghatti Mirage, around 284 apartment sale transactions have been registered since 2021 and more than 380 rental contracts over recent years. Sales transactions are recorded in every quarter of 2022–2025, with peak activity in Q3 2021 (over 100 deals), after which volumes stabilized at 5–20 transactions per quarter up to the current period in 2024. Rental activity is also consistently strong — each quarter there were between 8 and 45 new contracts in the building.
This indicates good liquidity both in sales and rentals: the building is in demand among end users as well as investors, and the current tenant flow is stable.
3. Sales price dynamics and current levels
Based on actual transactions in Binghatti Mirage, the average price per square metre over 2022–2024 shows a steady increase: from around 8,000 AED/m² in 2022 to 11,000–12,000 AED/m² in 2024–2025. Over the last 12 months, the average price per m² in this building amounted to 10,740 AED.
For comparison, across the entire Al Barsha South Fourth area (with comparable size ranges and outliers removed), the average sales price per m² over the same period is significantly higher — 15,570 AED. Thus, Binghatti Mirage on average sells at roughly a 31% discount to the typical transaction levels in the area.
4. Rental dynamics and current levels
In terms of annual volume, more than 100 rental contracts have been concluded in the building over the last 12 months, confirming its strong rental appeal.
The average annual rental rate in Binghatti Mirage over the last 12 months amounted to 1,000 AED/m². For comparison, the average rental rate in Al Barsha South Fourth is 1,040 AED/m². The differential between the building and the area is minor (around 4%), meaning that in terms of rental income the building is moving almost in line with the location.
5. Yield (ROI) assessment and fair price range
Based purely on DLD data, the potential gross yield (ratio of rental rate to purchase price) for Binghatti Mirage is:
– Gross yield for the building — around 9.3% per annum (1,000 ÷ 10,740).
– Gross yield for the area — around 6.7% per annum (1,040 ÷ 15,570).
If we factor in acquisition-related costs (approximately 7% on top of the transaction price, including DLD fees, brokerage commission and one-off expenses), the net yield will decrease to about 8.7% for Binghatti Mirage and to around 6.3% on average for the area.
For an investor or seller targeting a 7–8% annual yield:
– The fair price range for an apartment in Binghatti Mirage should be 12,500–14,300 AED/m² (1,000 ÷ 0.08 ~ 12,500, 1,000 ÷ 0.07 ~ 14,300).
– The current average price of actual transactions in the building (10,740 AED/m²) is already below this range, i.e. when buying at market level, the potential yield is higher than 8%.
At the area level, to achieve a 7–8% yield at current rental rates, the fair purchase price should be in the range of 13,000–14,900 AED/m² (while the average actual price is higher, around 15,570 AED/m²). In other words, properties in the area as a whole are being sold with a small premium relative to the investment range.
6. Conclusions on liquidity and 3–5 year outlook
Binghatti Mirage enjoys stable demand from both buyers and tenants, has a large pool of historical transactions and confirmed market statistics updated every three months. The pace of price growth is in line with the general upward trend in the area, but in absolute terms the purchase price is significantly below the area average, and rental yields are therefore noticeably above market benchmarks.
A potential investor receives a high gross yield by Dubai standards (net — around 8.7%), which makes the asset attractive for buy-to-let strategies. Liquidity is high both in sales and rentals, reducing the risk of long vacancy periods or illiquidity. Given current price and rental dynamics, there are no material risks for owners — the building remains attractive and, in terms of yield, outperforms most competing options in the location.
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