1. Definition of the area and data structure
Actual location: According to DLD, the Binghatti Phoenix building belongs to the Al Barsha South Fourth area and is located within the Jumeirah Village Circle master project. For the analysis, only transactions with two-bedroom (2BR) apartments in this building and the corresponding area data were used.
2. Sales: dynamics and current price levels
There are 66 recorded transactions for 2BR apartments in Binghatti Phoenix; active sales started at the end of 2024. Quarterly dynamics show the average price per square meter ranging from 11,962 AED/m² to 19,977 AED/m² (the volatility is due to the relatively low quarterly transaction volume and differing unit characteristics). Over the past 12 months, the average purchase price of a two-bedroom apartment in this building amounted to 16,678 AED/m².
For comparison, the average price per m² in Al Barsha South Fourth for 2BR apartments over the past 12 months is 12,857 AED/m². This means that Binghatti Phoenix is 30% more expensive than the area average for the same property type, which is typical for a new business-class building in Jumeirah Village Circle.
Area dynamics:
Overall, the area demonstrates steady growth: since 2022, the average price for 2BR units has increased from approximately 8,350–9,050 AED/m² to 12,000–13,000+ AED/m² in 2024–2025, indicating good liquidity and strong demand.
3. Rentals: availability and rate levels
For Binghatti Phoenix itself, there have been no recorded rental contracts for 2BR units (or for any apartments at all) in DLD over recent years. This is typical for new projects: most apartments are not yet rented out, or contracts have not been entered into the database.
At the Al Barsha South Fourth area level (without breakdown by bedroom type, as the 2BR sample is empty), the average annual rental rate over the past 12 months is 1,031 AED/m². Area dynamics show a smooth increase in rental rates over 2.5 years: the average rose from 750–850 AED/m² at the beginning of 2023 to almost 1,000–1,070 AED/m² as of 2025.
4. Price/rent comparison, yield and fair price range
Based on the latest available DLD data:
– Average purchase price in Binghatti Phoenix — 16,678 AED/m² (2BR, 12 months)
– Area level — 12,857 AED/m²
– Average rent in the area (12 months) — 1,031 AED/m²
Gross ROI (before expenses) for the area: 1,031 / 12,857 = 8.0% per annum (approximately for a typical 2BR).
Gross ROI for Binghatti Phoenix cannot be calculated, as there are no rental contracts in this building.
Net ROI (taking into account initial costs of 7%): 8.0% / 1.07 ≈ 7.5% for area properties purchased at the average area price.
Fair price range for an investor targeting a 7–8% yield (based on area rental rates):
– Range for the area: from 1,031 / 0.08 = 12,888 AED/m² to 1,031 / 0.07 = 14,729 AED/m².
– The current average price in Binghatti Phoenix is significantly above this range: 16,678 AED/m², which implies a premium for newness, brand, or building specifics.
It is not possible to draw a conclusion on the yield of a specific apartment in Binghatti Phoenix based on DLD data due to the absence of rental contracts, but one can use the area-level yield for comparable apartments as a benchmark.
5. Liquidity assessment and outlook
Liquidity of the building and the area
– Binghatti Phoenix — active sales (66 2BR transactions over a short period), a typical situation for a project entering the market.
– Al Barsha South Fourth (JVC) — one of the most “liquid” areas in terms of transaction and rental volumes, with a pronounced positive trend in both prices and rental rates.
– Rental demand is objectively high, but when buying an apartment at the peak of the premium in a new building, the investor’s yield will be below the area average.
Outlook for an investor
– When purchasing a two-bedroom apartment in Binghatti Phoenix at the current average price of 16,678 AED/m², achieving a 7–8% annual ROI will require a rental rate above the area market level (realistically, rent of 1,170–1,330 AED/m²), which is only possible for the best units, larger layouts, or apartments with unique features.
– Those focused on maximum yield should consider properties at the average area price level (12,850–14,700 AED/m²).
– Liquidity will remain strong thanks to the area’s infrastructure and the quality of new projects; however, further price growth in the short term may slow due to the already high base.
Conclusion: Binghatti Phoenix is a modern, liquid asset in an ultra-popular area, currently priced about 30% above the JVC average at entry. Without confirmed rental levels in the building, it is impossible to provide an accurate ROI estimate, but the area still retains the potential for a 7–8% annual yield if a unit is purchased close to market pricing.
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