1. Definition of the area and data structure
Actual location: according to DLD data, the Binghatti Phantom building belongs to the Al Barsha South Fourth area and is part of the Jumeirah Village Circle master project. All subsequent conclusions are based on data specifically for this area and master project.
2. Sales activity for 2BR apartments in the building
The DLD database records 9 transactions for two-bedroom apartments (2 b/r, Flat) in Binghatti Phantom from May 2024 to September 2025. Therefore, price dynamics and volumes can only be analyzed over the most recent quarters, as this is a new building with a short transaction history.
Over the last 12 months, the average price per square meter for 2BR units in Binghatti Phantom amounted to 15,359 AED/m². All transactions were in the range from 6,450 to 15,358 AED/m², with a clear upward trend as the project has been sold.
3. Price dynamics in the area market
For comparison: across the entire Jumeirah Village Circle master project and the Al Barsha South Fourth area (2BR, Flat only), quarterly transaction volumes since 2020 have been high and have shown steady growth, while the average price per m² over the last 12 months stands at 12,976 AED/m². Over the previous three years there has been a clear upward trend in prices: from 6,500–8,000 AED/m² in 2020–2022 to 13,000+ AED/m² in 2024.
Thus, Binghatti Phantom is currently trading at a price premium versus the average JVC/Al Barsha South Fourth level for 2BR units: +18% to the area.
4. Rental rates: analysis and basis for yield calculation
As of the request date, the open DLD data contain no registered rental transactions for two-bedroom apartments (2 bed rooms) in Binghatti Phantom or for this project as a whole. This is expected for new projects at the handover/initial occupancy stage.
At the Al Barsha South Fourth area level, the number of contracts is enormous — more than 120,000 since 2020. The average rental rate over the last 12 months for all residential apartments (without breakdown by type) amounted to 1,046 AED/m²/year. In recent years there has been confident growth: average values in the area have risen from 650–850 AED/m² to around 1,050 AED/m² in 2024–2025.
It is important to note: the quoted rental rate is an aggregated figure for apartments of all types within the area. There is no rental data specifically for Binghatti Phantom or even for 2BR units in JVC, so any further yield estimates rely only on the area benchmark.
5. ROI and “fair price” for an investor
The gross yield for two-bedroom apartments in Binghatti Phantom, based on the average area rent (1,046 AED/m²) and the average price in this building (15,359 AED/m²), is ≈ 6.8% per annum if we focus on the last 12 months (assuming leasing at average area rental rates).
The net yield, after adjusting for standard transactional and initial costs (7–8% of the purchase price), will be around 6.3–6.4% per annum.
The fair price range for an investor targeting a 7–8% annual yield: if we rely on the actual average rent in the area, the “fair price corridor” for 2BR units starts in the range of 13,075–14,950 AED/m² (calculated using the formula: rent/0.08 and rent/0.07). At the current market price above 15,000 AED/m², the market is assigning a small premium for the building’s newness, quality and liquidity. To achieve a 7–8% ROI, an investor will either need a discount on the purchase price or to secure a rental rate above the area average.
6. Liquidity and market outlook
The transaction volume in Binghatti Phantom is consistent with a new residential project: demand at handover is high. Liquidity for 2BR units in JVC remains among the highest in all of Dubai due to substantial supply, active development and stable demand from both tenants and investors. The area is showing price and rental growth above the city average, which indicates long-term investment potential if the current trend of urbanisation and infrastructure development continues.
Summary: two-bedroom apartments in Binghatti Phantom are selling at a premium to JVC averages. Rental rates for new buildings in comparable areas may be closer to the upper end of the area range; however, using DLD data alone does not allow us to confirm the actual rental rate specifically for Binghatti Phantom. Yield under the DLD methodology at current prices is slightly below the target level of 7–8% per annum, which may indicate either potential for rental growth or the need for a purchase price discount for the investor.
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