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1. Area definition and data structure
Actual location: according to DLD, the Binghatti Onyx project is located in Al Barsha South Fourth, within the Jumeirah Village Circle master development. Queries with the filter building_name_en = ‘Binghatti Onyx’ return transactions for this building (517 sales of 1-bedroom apartments). For rental analysis, the filter project_name_en = ‘Binghatti Onyx’ and room type 1bed room+Hall was used, which corresponds to 1-bedroom units in the DLD classification.
2. Transaction volumes and liquidity
Sales: Over the past 12 months, 159 transactions with 1-bedroom apartments have been registered in Binghatti Onyx. From 2023 onwards, three peaks are visible: in 2023 the highest activity fell on Q2–Q3 (92 and 201 transactions), after which the pace slows. This confirms the high liquidity of the building’s residential stock at the project launch and solid, sustained demand for this product within the area.
Rentals: Since 2024, 228 rental contracts for 1-bedroom/1bed room+Hall units have already been concluded in Binghatti Onyx. This is a very fast start for a new development, confirming strong tenant interest and active market turnover.
3. Sales price dynamics and levels
Average price per m² (1-bedroom, last 12 months): 14,843 AED/m² in the building versus 14,412 AED/m² in Al Barsha South Fourth, implying a ~3% premium of the building over the district. The building is slightly more expensive than the local benchmark due to its recent delivery and positioning.
Dynamics (Binghatti Onyx, 1-bedroom):
– Since launch (Q2 2023), the average price per m² has increased from 12,613 to 14,843 AED/m² over the last 12 months. The maximum quarterly value was 15,830 AED/m² in H2 2025.
– Since 2020, the district has shown price growth from 9,700 to 14,400 AED/m² by the current period, with an acceleration in growth from 2023.
4. Rental rate dynamics and levels
Average rental rate per m² (1-bedroom, last 12 months):
– In Binghatti Onyx: 1,221 AED/m²/year (based on 228 contracts).
– In Al Barsha South Fourth: 964 AED/m²/year (based on 14,407 1-bedroom contracts using an extended filter for all spelling variants of “1bed room”).
The building significantly outperforms the district rental level by 27% — a substantial premium, typical for new assets with strong demand. Since 2020, 1-bedroom rental rates in the district have grown from 500–700 AED/m² to 940–960 AED/m² in recent quarters.
Quarterly dynamics for Binghatti Onyx (1-bedroom) show stable rental levels in the 1,170–1,325 AED/m²/year range, with a slight upward trend.
5. Price comparison and investment potential (ROI)
Both levels (building and district) have sufficient transaction and rental data for robust calculations.
– ROI for Binghatti Onyx (1-bedroom, last 12 months, gross): 1,221 / 14,843 ≈ 8.2% per annum.
– ROI for the district (1-bedroom, last 12 months, gross): 964 / 14,412 ≈ 6.7% per annum.
Taking into account transaction costs (7–8% on entry price), the adjusted net yield (ROI_net) will be:
– For the building: around 7.6–7.7% per annum.
– For the district: around 6.2–6.3% per annum.
Fair price range for an investor targeting a 7–8% yield:
– For the building: 1,221 / 0.08 = 15,263 AED/m² (at 8%), 1,221 / 0.07 = 17,443 AED/m² (at 7%). The market price is currently within this range.
– For the district: 964 / 0.08 = 12,050 AED/m² (8%), 964 / 0.07 = 13,771 AED/m² (7%). The building trades at a premium to this benchmark.
6. Conclusions and outlook
Binghatti Onyx demonstrates high liquidity and premium demand versus the district — both in sales prices and rental rates. Recent quarters indicate continued growth across both metrics, with rents in the building already significantly above the district average. For an investor, this implies strong potential for value retention and efficient leasing.
Over a 3–5 year horizon, demand for new residential product in Jumeirah Village Circle (especially in the 1-bedroom segment) is expected to remain high, supported by statistics on transaction and rental volumes in the area. The asset’s liquidity is confirmed by DLD contracts.
The current yield level of Binghatti Onyx (7.6–8.2% per annum, factoring in costs and the premium to the district) can be considered investment‑fair. If the price per m² rises above 17,000 AED/m², further capital appreciation will be constrained by relative rental yields — an additional demand driver will be required to justify new price records.
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