1. Defining the area and data structure
According to the DLD database, Binghatti Point is located in the Nadd Hessa area, within the Silicon Oasis master project. All comparisons will be made against this area. The building name in the database fully matches the input name, which confirms the correctness of the analysis.
2. Liquidity and transaction dynamics
Over the past years, for one of the most popular layouts (1-bedroom units) in Binghatti Point, 114 transactions have been recorded: 49 in 2021, 35 in 2022, 15 in 2023, 11 in 2024 and 4 in 2025 (partial year). This confirms strong launch-phase demand (typical for new buildings), followed by a decline and stabilization of liquidity.
The size range of sold units is from 56.5 to 93.9 sq m, which corresponds to the average parameters of 1-bedroom apartments in Dubai. The transaction price range per sq m is wide — from 4,526 to 12,189 AED/sq m, indicating a notable difference between construction stages and variations in fit-out or floor level.
Over the last four years there has been a significant increase in the average price per sq m:
– 2021: 6,550–6,820 AED/sq m
– 2022: 6,570–7,005 AED/sq m
– 2023: 6,718–7,366 AED/sq m
– 2024: 7,891–9,319 AED/sq m (steady growth)
– 2025: up to 10,864 AED/sq m (few deals, possible one-off premiums)
The average transaction price over the last 12 months is approximately 10,258 AED/sq m, which is below the average level for Nadd Hessa (around 14,431 AED/sq m) and indicates that the building is price-competitive.
3. Rental market and rate dynamics
There are 339 active rental contracts registered for Binghatti Point (across all apartment types). The size range of rented units is from 57 to 138 sq m, and the rental rate range is from 362 to 1,207 AED/sq m/year, confirming strong competition in this rental segment.
Over the last 12 months, the average rental rate in Binghatti Point has been about 764 AED/sq m/year (across all apartments; for 1-bedroom units there is no full-year sample in the database). Across Nadd Hessa as a whole, the comparable figure is 738 AED/sq m/year (based on 13,329 contracts), which indicates similar attractiveness of both the building and the area for tenants. There is a clear positive rental trend: from 500–530 AED/sq m in 2021–2022 to 700–760 AED/sq m in 2024–2025.
4. ROI comparison and “fair price” assessment
Summary for the last 12 months:
– Binghatti Point — average purchase price: 10,258 AED/sq m; average rent: 764 AED/sq m/year.
– Nadd Hessa area — average purchase price: 14,431 AED/sq m; average rent: 738 AED/sq m/year.
Gross ROI (before expenses):
– Binghatti Point: ~7.5%
– Nadd Hessa area: ~5.1%
Net ROI (including indicative upfront costs of around 7%):
– Binghatti Point: ~7.0%
– Nadd Hessa area: ~4.8%
Fair purchase range for an asset yielding 7–8% per annum:
– Binghatti Point: 9,550–10,914 AED/sq m (based on current rents)
– Area: 9,225–10,543 AED/sq m
Binghatti Point is currently being sold and rented within a range that corresponds to an attractive level for investors (yields are above the area average and above the “investor ceiling” for the area). Across Nadd Hessa, a substantial discount to the average market price is currently required for an investor to target a yield of around 7–8%.
5. Liquidity assessment and 3–5 year outlook
– Binghatti Point demonstrated strong liquidity at launch, followed by stabilization and a decline in transaction volumes, which is typical for new buildings.
– The rental market is dynamic, with steadily rising rates. Rental liquidity of the building is confirmed by the large number of contracts signed (over 60 in the last year alone).
– Average prices per sq m in Binghatti Point are approximately 25–30% below the quarterly/annual averages for the area.
– Rental rates in the building and in the wider area are almost identical, which makes Binghatti Point stand out for investors (higher yields against a lower entry price).
– The complex remains attractive for buy-to-let acquisitions at purchase levels up to 10,900 AED/sq m.
– With a significant market-wide price increase and continued rental growth, there is further potential for capital appreciation for both the building and the area.
Summary: As of today, Binghatti Point remains an attractive investment; its competitive advantages — lower entry price and high rental liquidity relative to the area — provide yields above the Nadd Hessa average. If current trends continue, demand is expected to remain solid, but for new investment purchases an optimal level is no higher than 10,900 AED/sq m to achieve the target yield.
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