1. Defining the area and data structure
Actual location: according to DLD, the Binghatti Phoenix building is located in Al Barsha South Fourth and belongs to the Jumeirah Village Circle master project. We will use this area for comparative analysis.
For 2-bedroom apartments (2BR) searched by the building name Binghatti Phoenix, 66 transactions were found – this is a sufficient volume for reliable building-level statistics over the past year.
2. Sales analysis
Over the past 12 months:
- The average sale price per square metre in Binghatti Phoenix (2-bedroom units): around 16,930 AED/m².
- Across Al Barsha South Fourth for 2-bedroom apartments, the average price per m² is around 12,880 AED/m².
Transaction distribution:
- The peak of transactions occurred in Q4 2024 (40 deals), indicating the key handover period/active registrations.
- Quarterly price dynamics in the building: there was a period of active growth, with peak values recorded in Q2–Q3 2025 (up to 19,980 AED/m²), followed by a slight correction in the latest readings (14,560 AED/m² in Q1 2026).
For Al Barsha South Fourth: a steady increase in price per m² in recent years — in 2021 prices were 6,900–7,900 AED/m², by 2023 they reached 10,500–11,500 AED/m², and in 2024–2025 the average level was 12,500–13,200 AED/m².
Thus, over the last 12 months Binghatti Phoenix has been trading at roughly a 31% premium to the average 2BR stock in this area.
3. Rental rates and yield analysis
For the Binghatti Phoenix building (and the Jumeirah Village Circle master project), not a single valid rental contract for 2-bedroom apartments has been recorded in DLD. Most likely, this is due to the project’s recent completion and the absence of an established rental track record.
At the Al Barsha South Fourth area level there is a sufficient data set: more than 120,000 residential contracts are recorded in the DLD archive (for all unit types). The average rental rate over the past 12 months in the area (all residential apartments, including 2-bedroom units) is 1,040 AED/m² per year. Quarterly rental dynamics for 2022–2025 show a gradual increase from 620 AED/m² (2022) to more than 1,000 AED/m² in the last quarters of 2025.
Note: there is no up-to-date data for individual 2-bedroom rental units in this building/project, so the indicators are calculated at the area level.
4. ROI and “fair price range”
- Gross ROI for the area (based solely on DLD data for the last 12 months): 1,040 AED/m² in rent / 12,880 AED/m² purchase price ≈ 8.1% per annum.
- For Binghatti Phoenix itself, yield cannot be calculated due to the lack of rental history.
- Net ROI adjusted for costs (around 7–8% entry expenses): 8.1% / 1.07 ≈ 7.6%.
The fair price range per m² for an investor targeting a 7–8% yield based on area rental rates:
- At 8% yield: 1,040 / 0.08 ≈ 13,000 AED/m²
- At 7% yield: 1,040 / 0.07 ≈ 14,860 AED/m²
The current average price in Binghatti Phoenix (16,930 AED/m²) is above this “investor zone”. To achieve a 7–8% yield based on current area rental levels, a substantial discount on entry would be required.
5. Liquidity and market outlook
- Binghatti Phoenix has good liquidity: over the past 1.5 years more than 60 transactions have taken place just for 2-bedroom apartments.
- Al Barsha South Fourth shows stable rental demand and growth in price per m² over the last 3–4 years.
- The long-term rental outlook for the building is positive, but so far DLD has no actual contracts recorded (due to the project’s novelty), so we cannot provide precise figures.
Conclusion: Based on DLD trends, Binghatti Phoenix clearly prices in a premium to the area (mainly due to its status as a new development, infrastructure, project quality and apartment specifications). Over a 3–5 year horizon, an investor can expect rental yields to normalise towards the market average as the building fills with tenants. However, when purchasing a modern asset for long-term holding, one should be prepared for lower initial yields and/or wait for a discounted entry point in order to reach the typical investment yield level for the area.
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