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1. Definition of the area and data structure
Actual location: Binghatti Orchid belongs to the Al Barsha South Fourth area and is located within the Jumeirah Village Circle master project according to DLD data. The dataset for 1-bedroom apartments (1BR) is fully comparable at both building and area level.
Data volume: there are 242 registered sale transactions for 1BR units in Binghatti Orchid. There are no 1BR lease contracts in the DLD database either for the building itself or for the master project. Therefore, all rental and yield estimates can only be built at the level of Al Barsha South Fourth, where the contract pool is very substantial (117,000+ for all residential apartments).
2. Sales. Dynamics and price range
Activity and liquidity:
The building demonstrates very high transaction frequency: in 2024 alone (starting from Q1), every three months there were between 30 and 60 deals for 1-bedroom apartments, which indicates high liquidity and strong demand in this segment.
Across the wider area, over the same period, transaction volumes are also high and show a stable year-on-year increase.
Average price per square metre dynamics:
– From 2023 to 2025, the average price per square metre in Binghatti Orchid (1BR) has been steadily growing: from around AED 10,965/m² (Q4 2023) to AED 13,610–14,210/m² in the second half of 2025.
– A similar trend is observed in Al Barsha South Fourth: from around AED 12,471/m² (Q4 2023) to AED 14,989/m² (Q4 2025) for 1-bedroom apartments.
Size and price ranges:
In Binghatti Orchid, the actual transaction sizes for 1-bedroom units range from 65.4 to 85.2 m². The range of average prices per m² is from AED 6,784 to AED 19,064, but most recent deals (over the last 12 months) fall within AED 12,000–14,000/m².
Current average price level (last 12 months):
– For Binghatti Orchid: AED 12,603/m².
– For Al Barsha South Fourth: AED 14,199/m².
Thus, Binghatti Orchid is currently selling slightly below the average 1BR price in the area (by ≈11%).
3. Rentals: current situation and dynamics
For the building and the master project (Jumeirah Village Circle) there are no recorded 1-bedroom lease contracts in the DLD database, so rental and profitability calculations can only be made at the level of Al Barsha South Fourth (for the residential stock as a whole).
Rental rate dynamics:
– From 2020 to 2025 the area has shown a steady increase in average annual rent per m²: from ~AED 530–620/m² (2020–2022) to AED 812–966/m² (late 2023–2024), and now (last 12 months) to an average of AED 1,015/m².
– In the latest recorded quarter (Q2 2025), the average rent in the area rose to AED 985–1,070/m² — the increase is driven by the overall market trend and the popularity of Jumeirah Village Circle.
The area-wide range covers different segments and includes both budget and premium apartments. Specific classes of units by size and type need to be analysed separately, but the area’s average rental level is a reasonable benchmark for the residential stock.
4. ROI and “investment price”
Yield calculation:
– The average gross yield at area level is around 8.0% (1,015 / 12,603 — a ratio based solely on DLD-recorded market conditions). For Binghatti Orchid itself, it is not possible to calculate ROI using the same method due to insufficient rental contracts in DLD.
– Adjusting for transaction costs (7–8% on top of the purchase price), the net yield at area level falls to roughly 7.4–7.5% per annum.
Fair “investment” price range per m² (benchmark for a 7–8% annual yield under current area rental conditions):
– With a target yield of 7%: 1,015 / 0.07 ≈ AED 14,500/m².
– With a target yield of 8%: 1,015 / 0.08 ≈ AED 12,700/m².
The current price in Binghatti Orchid (AED 12,603/m²) is at the lower bound of this fair range, which confirms that the building currently looks attractive for an investor, provided the unit can be rented out at the area’s average rental rate.
5. Conclusions and outlook
– Binghatti Orchid is characterised by high liquidity: sales are regular and demand for 1BR units is sustained.
– Over the last 12 months, the building has been trading slightly below the area average (by 11%), which makes it interesting for buyers expecting further capital appreciation.
– The area’s rental market shows steady growth in rates: the average level over the last 12 months has exceeded AED 1,000/m²/year.
– Gross ROI at area level is around 8%, with net yield after costs at about 7.4%. This is a solid level for the current residential market in Jumeirah Village Circle.
– To maintain a 7–8% yield, the optimal purchase price should not exceed AED 12,700–14,500/m², which is in line with current transactions in the building.
– All rental and ROI calculations are based solely on area-level aggregates from DLD due to the lack of data for the building itself. This is typical for new or off-plan properties, where the start of leasing lags behind the launch of sales.
Overall recommendation: at the moment, Binghatti Orchid occupies an investment-attractive position in terms of price-to-yield relative to the area, especially for income-focused investors.
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