1. Definition of the area and data structure
Actual location: According to DLD, Binghatti Phoenix is located in Al Barsha South Fourth and belongs to the master project Jumeirah Village Circle.
Data structure and volume: The DLD database contains a substantial volume of transactions and contracts for Binghatti Phoenix, including 66 deals for two-bedroom (2BR) apartments and 146 active rental contracts across the building. This allows us to operate with reliable statistics both for the building itself and for the wider area (Al Barsha South Fourth).
2. Liquidity: transactions and demand
Two-bedroom apartments in Binghatti Phoenix show high contractual activity: the main volume of transactions occurred from late 2023 to late 2025, with a peak in Q4 2024 (40 deals in a single quarter). The transaction volume over recent quarters demonstrates stable demand, which is positive for current and future investors.
Rental activity is similarly high, with hundreds of contracts, current occupancy, and ongoing signings over the last 12 months. This indicates a sufficient tenant pool and no obvious issues with selling or leasing apartments in the building.
3. Dynamics of average price per square meter (2BR) in Binghatti Phoenix and the area
Binghatti Phoenix (2BR):
– From Q3 2024 to Q1 2026, the average price per m² for 2BR units ranged from 13,100 to 20,000 AED.
– Over the last 4 quarters, the average price has been stable at 13,800–18,500 AED/m², with a short-term peak in Q2 2025 (almost 20,000 AED/m²), followed by a correction and stabilization around 14,500 AED/m².
Al Barsha South Fourth (area, 2BR):
– Average prices per m² for 2BR apartments in the area have been much smoother: from 11,400 to 13,200 AED/m² over the last 12–18 months, with growth of almost 1.5x over 3–4 years (2021: ~7,000 AED/m², 2024: ~12,000–13,000 AED/m²).
– In the last 4 quarters, the area has been consistently trading at 12,000–13,000 AED/m² for 2BR units (significantly below Binghatti Phoenix).
Current price position: Over the past 12 months, the average price for 2BR apartments in Binghatti Phoenix was 17,964 AED/m², while the area average was 12,929 AED/m² (difference: the building sells at a premium of ≈39% to the area average for comparable units).
4. Rental dynamics, level, and distribution
Across the entire Binghatti Phoenix building (all residential apartments), the average annual rent over the last 12 months is 1,266 AED/m². For the area (Al Barsha South Fourth) and the wider Jumeirah Village Circle master project, it is 1,048 AED/m² (i.e. the building rents slightly above the area market).
Rental dynamics over the last 4–6 quarters in the area show rapid growth: from ≈850 AED/m² (early 2024) to 1,056–1,145 AED/m² in the most recent quarters of 2025–2026. This indicates steady tenant demand and a relevant product.
Rental rates in the building are stable, with values over the last four quarters holding in the 1,244–1,272 AED/m² range.
5. ROI and “fair price range” for an investor
Current ROI (gross and net), building:
– Calculated data for Binghatti Phoenix (all apartments, last 12 months):
– Average sale price (2BR): 17,964 AED/m²
– Average rent: 1,266 AED/m²
– Annual gross yield: 1,266 / 17,964 = 7.0%
– Adjustment to ROI_net taking into account costs (≈8% of purchase price): 7.0% / 1.08 ≈ 6.5% per annum
ROI for the area:
– Average price per m² (2BR): 12,929 AED/m²
– Average rent: 1,048 AED/m²
– Gross yield for the area: 1,048 / 12,929 ≈ 8.1% (net ≈7.5%)
Comparison with the “fair price range” (if an investor targets 7–8% per annum):
– Based on the current rent in the building (1,266 AED/m²), the fair acquisition price range is 15,825–18,085 AED/m².
– Closest comparable figures for the area: 13,100–14,970 AED/m².
– The actual transaction price over the last 12 months in the building (17,964 AED/m²) falls into the upper part of the “fair” range; the premium to the area (39%) is substantial and is justified only if there is strong confidence in sustained demand and liquidity for this building.
6. Conclusions on liquidity and investment potential
Binghatti Phoenix demonstrates excellent liquidity in both sales and rentals, with a pronounced spike in sales cycles — the building was recently handed over and has been accepted by the market. Rental demand is high, and occupancy is confirmed by hundreds of valid contracts.
Prices in the building exceed the benchmarks of the area and the master project by 35–40%; a potential investor is paying for newness, brand, and likely a higher standard of finishes or amenities. However, the current gross ROI (≈7%) is right at the lower bound of the “desired” yield range for Dubai once all fees are considered (real ROI_net ≈6.5%).
The area and the master project also show strong multi‑year rental growth and consistently high transaction volumes, confirming the long-term investment appeal of the location. The noticeable gap between prices in a new building and the area average is standard for fresh stock, but when planning an exit it is important to factor in a possible reversion toward average market yields.
Summary: The asset is suitable for acquisition if the investor is comfortable with a mid‑market yield around 7%, assuming an entry price at or below roughly 18,000 AED/m². For investors targeting 8%+ per annum, a discount to the current price list may be required, or a strategic bet on future growth in rents/prices. The location’s outlook is positive, with resilient rental demand and ongoing development dynamics.
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