Skip to content
1. Definition of the area and data structure
Actual location: According to official DLD data, Binghatti Tulip is located in Al Barsha South Fourth and belongs to the Jumeirah Village Circle master project. All benchmark conclusions will be based specifically on this area.
2. Volume and structure of transactions for the building
The DLD database shows a substantial number of transactions for one-bedroom apartments (1 b/r) in Binghatti Tulip — 214 sales of this type have been recorded. This is sufficient for a robust analysis of price dynamics and liquidity.
The distribution of sales by quarter shows a strong spike in activity in 2024 and 2025 (Q2 2024 — 77 deals, Q1 2024 — 76 deals, and in subsequent quarters of 2024–2025 — from 3 to 28 deals per quarter). Most likely, sales were concentrated at the launch stage and during the active allocation of units.
3. Price dynamics for an apartment in Binghatti Tulip
The average price per square meter for one-bedroom apartments in this building over the past 12 months amounted to 15,537 AED/m². Quarterly data show a stable price level in 2024–2025 — in the range of 14,173–16,478 AED/m², with no signs of a sharp decline or surge:
2024 Q1: 14,756 AED/m²
2024 Q2: 14,816 AED/m²
2024 Q3: 14,173 AED/m²
2024 Q4: 14,660 AED/m²
Comparison with the area:
In Al Barsha South Fourth, the average price per m² for comparable properties over the past 12 months is 14,843 AED/m², meaning Binghatti Tulip is selling at roughly 4.7% above the area average, which is typical for new or branded residential complexes at the start of sales.
Long-term area dynamics (since 2021): the area shows significant growth in average prices — from 7,300–8,600 AED/m² in 2021 to 13,000–15,500 AED/m² in 2024–2025, indicating a strong bullish trend and high demand in the Jumeirah Village Circle segment.
4. Rental data and ROI
For Binghatti Tulip itself, and even at the Jumeirah Village Circle master-project level, no registered rental transactions have been identified for the past 12 months. At the Al Barsha South Fourth area level, however, data is available: the average annual rental rate (for all residential apartments) over the past 12 months was 1,017 AED/m². Quarterly rental dynamics are also stable: 849–1,071 AED/m² over the last two years.
Since there is no rental data at the building level, ROI and a fair price range have to be calculated at the area level.
5. Yield and fair price range
Estimated yield (ROI before expenses) for the area, based on average DLD data for the last 12 months:
Gross area ROI = 1,017 / 14,843 ≈ 6.8% per annum (before transaction costs)
Taking into account standard one-off entry costs (7–8%), the adjusted yield estimate (ROI net) is around 6.3%.
Fair price range to achieve 7–8% per annum in this area:
At the current effective rent of 1,017 AED/m² — this corresponds to 12,712–14,529 AED/m².
The average sale price over the last 12 months (14,843 AED/m²) exceeds this range by 2–9%. To reach an “investor-level” yield of 7–8%, a purchase with a small discount to the fixed average price of recent transactions is required.
6. Liquidity and outlook
The building has a high volume of registered transactions — Binghatti Tulip can be considered a liquid asset for purchases and resales in the near term. Jumeirah Village Circle, and Al Barsha South Fourth in particular, have shown consistently strong price growth and improving liquidity since 2021, with no pessimistic trend in sight. Rental demand is also stable (the number of annual contracts in the area reaches thousands per quarter).
Conclusion: a one-bedroom apartment in Binghatti Tulip is currently selling slightly above the area average; however, for a long-term investor with a 3–5 year horizon, the asset’s liquidity and the area’s upward trend look positive. Still, to achieve a “net” yield closer to 7–8% per annum, a buyer should aim for a purchase price at least somewhat below the current average market level.
Related Articles
- How to buy a property in Dubai in Santorini – analysis 2025
- ROI analysis of apartment in Skyscape Avenue: DLD data and real deals
- Acacia Dubai Hills Apartments in Dubai Hills Estate by Emaar Properties
- ROI analysis of apartment in Lagoon Views at District One: DLD data and real deals
- Best Real Estate Companies in Sharjah for Property Investment and Living
