ROI analysis of apartment in Binghatti Onyx: DLD data and real deals

1. Definition of the area and data structure

Actual location:
According to DLD, Binghatti Onyx is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project. The building’s statistics are representative: 750 sale transactions and 310 active rental contracts have been recorded, and the building name is consistent across all DLD data sources.

2. Volume and dynamics of transactions

Sales activity dynamics:
Over the past two years, a large number of transactions have been concluded for Binghatti Onyx, especially in 2023 and 2024:
– The sales peak was in Q3 2023 (257 transactions).
– Throughout 2024, the transaction volume gradually declined (74–13 deals per quarter), which is typical when a project moves from the post-launch mass sale phase to a more stable, staged sales phase.
– Similar volatility is observed at the district level: transactions have remained active over the past four years.

Price dynamics for the building:
Average price per square metre by quarter (all apartment types in Binghatti Onyx):
– Q2 2023: 12,326 AED/m²
– Q3 2023: 12,799 AED/m²
– Q4 2023: 12,966 AED/m²
– Q1 2024: 11,574 AED/m² (local dip)
– Q2 2024: 12,128 AED/m²
– Q3 2024: 15,129 AED/m² (sharp increase)
– Q4 2024: 13,955 AED/m²
– 2025, Q1–Q4: 13,871–15,041 AED/m²
– Q1 2026 (early deals): 15,802 AED/m²

Over the past year, prices have risen by roughly 20% from the 2024 low, although the growth rate is slowing.

Comparison with the district:
Average price in Al Barsha South Fourth over the last 12 months: 15,627 AED/m².
Average price in the building itself: 14,353 AED/m².
Thus, Binghatti Onyx is currently trading at around an 8% discount to the average market level in its district.

3. Rental analytics

For Binghatti Onyx:
– The average rent per m² over the last 12 months is 1,182 AED/m²/year.
– Dynamics over the past two years: values have remained stable in the 1,150–1,290 AED/m² range by quarter, indicating strong rental demand in this building even as supply has increased.

For the district:
– Average rent per m² over the last 12 months in Al Barsha South Fourth: 1,050 AED/m²/year.
– District dynamics are smoother, but there is a steady upward trend: back in 2022, rates were around 600–700 AED/m², and they now exceed 1,000 AED/m².

Thus, rents in Binghatti Onyx are about 12% higher than the district average, confirming strong and quality demand specifically for this building.

4. Conclusions on ROI, fair price and yield

ROI for the building:
– Current average rent / average sale price over 12 months = 1,182 / 14,353 ≈ 8.2% (gross yield).
– For the district: 1,050 / 15,627 ≈ 6.7% (gross yield).

Taking into account mandatory entry costs (DLD fee, brokerage commission, registration — in total approximately 7–8%), the effective net yield for Binghatti Onyx will be around 7.6–7.7%, and for the district around 6.2–6.3%. This places Binghatti Onyx at the upper end of the preferred yield range for an income-focused investor.

Fair investment price range at a target yield of 7–8%:
– If an investor targets a 7–8% annual yield, the fair price for Binghatti Onyx should be in the range of 14,775–16,886 AED/m².
– The building’s current actual price (14,353 AED/m²) is slightly below this range, making entry particularly attractive compared with the district average.
– For the district, the fair price at a 7–8% yield is 13,125–15,000 AED/m², while the market is trading at the upper boundary of this range or slightly above it.

5. Conclusions on liquidity and investment outlook

– Binghatti Onyx is highly liquid: large transaction volume, high frequency of rental contracts, and growing rental demand.
– Purchase prices in the building are below the district benchmark, while rental levels are 12% higher, offering potentially higher returns for investors.
– There is a stable upward trend in both prices and rents, despite some quarter-to-quarter fluctuations. As the district market matures, this asset is taking on the characteristics of a strong income-generating property.
– The projected yield (7–8% net), supported by comprehensive DLD data, is attractive for most income strategies.

For a long-term investor, Binghatti Onyx is an appealing option in terms of the combination of liquidity, yield and capital protection within a large, well-developed district. The actual and fair price ranges are fully supported by DLD data.