1. Definition of the area and data structure
According to DLD, the actual location of Binghatti Phoenix is Al Barsha South Fourth, within the Jumeirah Village Circle master project. We use this area and master project as benchmarks.
2. Sales: structure and demand dynamics
Over the past few years, around 350 transactions for one-bedroom apartments (1BR) have been completed in Binghatti Phoenix, indicating strong demand and high liquidity of the project among both investors and end users.
Dynamics of the average price per square meter for 1BR apartments in the building:
– Q2 2024: 13,464 AED/m² (2 transactions)
– Q3 2024: 12,191 AED/m² (124 transactions)
– Q4 2024: 12,494 AED/m² (131 transactions)
– Q1 2025: 13,783 AED/m² (11 transactions)
– Q2 2025: 14,640 AED/m² (12 transactions)
– Q3 2025: 15,506 AED/m² (32 transactions)
– Q4 2025: 13,937 AED/m² (29 transactions)
– Q1 2026: 14,522 AED/m² (9 transactions)
The average price per m² for one-bedroom apartments in the project over the last 12 months is 14,630 AED/m².
The benchmark for the area (Al Barsha South Fourth) over the same period is an average price per m² for 1BR apartments of 14,397 AED/m², which is very close to the level in Binghatti Phoenix.
3. Rentals: availability and dynamics
According to DLD data, there are currently no recorded rental contracts for 1BR apartments in Binghatti Phoenix (which is typical for new projects, especially off-plan or just after handover). When expanding the filter to the entire Jumeirah Village Circle master project, no contracts are found either. However, at the Al Barsha South Fourth area level, a huge volume of rental contracts is processed (over 120,000 residential apartments over the entire period), which allows us to analyze the overall market rental level.
The dynamics of the average annual rental rate per square meter in the area from 2020 to 2026 show confident growth: from 520–670 AED/m² (2020–2021) to 1,142 AED/m² in Q1 2026. Over the last 12 months, the average rental rate has been 1,039 AED/m² per year.
Important: all rental and ROI figures are taken at the area level, since as of the request date there are still no valid contracts in the open DLD data for the specific building or the master project.
4. Current levels and comparative analysis
– Average 12‑month sales level for 1BR in the building — 14,630 AED/m²
– Average sales level for 1BR in the area — 14,397 AED/m²
– Average 12‑month rent in the area — 1,039 AED/m²/year
In terms of average price, Binghatti Phoenix is in line with the area, without a pronounced premium or discount.
5. Investor yield and fair price range
ROI calculations are only possible at the area level (Al Barsha South Fourth), as DLD does not yet have a sufficient number of rental contracts for the building itself.
Gross ROI for the area: 1,039 / 14,397 ≈ 7.2% per annum
Estimated net ROI (taking into account standard acquisition costs — agency fee, registration, vacancy, discounts — 7–8% on top of initial investment): 7.2 / 1.07 ≈ 6.7% per annum
Fair investment price range for a target yield of 7–8% per annum (based on the area):
– For a 7% yield: 1,039 / 0.07 ≈ 14,843 AED/m²
– For an 8% yield: 1,039 / 0.08 ≈ 12,988 AED/m²
The current market price is slightly below the “fair range” for a 7% yield and slightly above the level for 8%. For an investor targeting a 7–8% yield, current levels can be considered close to market parity: there is no need to insist on a significant discount, but one should not expect a substantial “buffer” in returns either.
6. Liquidity and outlook
The project demonstrates high liquidity at the sales stage for 1BR apartments. The entire area and master project enjoy stable rental demand (tens of thousands of contracts annually), which ensures the potential to exit an investment apartment even in the absence of direct data for this relatively new building.
Rental growth in the area is stable: +12–15% per year over the last three years. Sales prices are also growing at a moderate pace. The probability of maintaining the targeted yield level for an investor is high.
Conclusion: Binghatti Phoenix is priced in line with the area, offers high liquidity, and the indicative investor yield when purchasing a 1BR today is around 6.7–7.2% per annum (net–gross) based on open DLD statistics for the area. All this makes the project attractive for long-term investment focused on rental income.
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