1. Definition of the area and data structure
Actual location: the Binghatti Tulip building is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project (fully confirmed by DLD data). The analysis focuses on the market for 2-bedroom apartments (2BR) specifically in this building and the matching project.
Data structure: For sales of 2-bedroom apartments in Binghatti Tulip, 50 transactions have been recorded over recent periods, which provides sufficient liquidity for accurate analysis. For rentals (long-term 2BR contracts), there is no data in the database directly for the building and the project. Rental analysis is therefore carried out at the level of the entire Al Barsha South Fourth area for all residential apartments.
2. Deal frequency and liquidity
Sales of 2BR units in Binghatti Tulip were mainly concentrated in 2024: Q2 – 38 deals, Q3 – 7, Q4 – 2. The latest isolated deals date to mid‑2025 (a total of 3 transactions). Activity in 2024 was very high, which is typical either for the handover stage or the start of operation of the building, or for large-scale investment in an off-plan project. At present, the pace of transactions has dropped sharply, which usually corresponds to a stabilisation of purchase demand.
Across the area as a whole, the number of rental contracts over the same period exceeds several thousand per quarter, indicating high liquidity and stable rental demand in Al Barsha South Fourth.
3. Price dynamics per square metre: building and area
Binghatti Tulip 2-bedroom apartments:
– Average transaction prices per m² by quarter:
– Q2 2024: 12,362 AED/m²
– Q3 2024: 12,119 AED/m²
– Q4 2024: 12,725 AED/m²
– Q2 2025: 14,987 AED/m²
– Q3 2025: 13,285 AED/m²
Al Barsha South Fourth (2-bedroom apartments):
– Long-term dynamics:
– Growth in the average price from 6,500–7,000 AED/m² in 2020–2021 to 11,500–13,000+ AED/m² by 2024–2025, i.e. an increase of more than 80% over 4 years.
– Latest values: Q2 2024 – 11,290 AED/m², Q3 2024 – 12,278 AED/m², Q4 2024 – 12,008 AED/m², Q2–Q3 2025 – 12,500–13,200 AED/m².
Binghatti Tulip is currently trading at a modest premium (8–15%) above the area average (over the last 12 months – 14,420 AED/m² versus 12,600 AED/m² in the area in recent quarters). This is typical for a new building with a strong “start” on the market.
4. Rental dynamics and rental yield
For the building and the master project, there are no long-term 2BR rental contracts recorded in the DLD database – this may be due either to the recent handover of the building or to a low share of tenants. At the level of the entire area, the average annual rent per m² for all residential apartments in Al Barsha South Fourth over the last 12 months is about 1,025 AED/m² per year.
Growth dynamics in the area are significant: from 520–620 AED/m² (2020–2022) to more than 800–1,060 AED/m² by mid‑2025, which reflects an increase in the area’s rental market of roughly 50–70% over 4 years.
5. Comparative yield, ROI and “fair price”
– Current price level in Binghatti Tulip for 2BR over the last 12 months: 14,420 AED/m² (for the building).
– Average rent in the area over 12 months: 1,025 AED/m².
Gross yield (ROI) for an investor, based on these figures:
– ROI for the area (available for calculation): 1,025 AED/m² / 14,420 AED/m² ≈ 7.1% per annum (gross).
– It is not possible to calculate ROI specifically for Binghatti Tulip, as there is no valid rental data for the building.
Net yield (after accounting for 7% transaction costs):
– Approximate: 7.1% / 1.07 ≈ 6.6% per annum.
“Fair price” for a target gross yield of 7–8% (in line with the area market):
– If we take 1,025 AED/m² rent as a benchmark:
– For a 7% yield: 1,025 / 0.07 ≈ 14,640 AED/m²,
– For an 8% yield: 1,025 / 0.08 ≈ 12,810 AED/m².
– The current building level (14,420 AED/m²) lies within this range, meaning that purchasing an apartment at a typical price of the last year provides a yield of around 7% before costs.
6. Growth and liquidity outlook
Al Barsha South Fourth, JVC, is an area with stable demand for long-term rentals: the actual number of contracts (thousands per quarter) guarantees high liquidity for an investor. Prices in Binghatti Tulip carry a reasonable premium to the area, which is explained by the building’s recent completion and the absence of any excessive price decline even after a large volume of units entered the market. The potential for further price and rental growth is limited by the high pace of new building deliveries and ongoing tenant saturation, but a significant downturn is not expected.
7. Final conclusions
Binghatti Tulip is a typical example of a liquid, newly built property in Jumeirah Village Circle (Al Barsha South Fourth) with a very active sales market at the time of handover, followed by a transition to a predominantly rental market with occasional resales. Purchasing a 2-bedroom apartment at current market levels (14,000–14,500 AED/m²) provides a yield of around 7% before costs, which corresponds to the fair price range for the rental area. A substantial price increase in the short term is unlikely; the potential for future capital appreciation is closer to the average market pace for the area.
Note: the yield indicators are based on the rental level for the entire area, not for the building, and cannot be considered a guarantee of performance for a specific apartment.
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