1. Definition of the area and data structure
Actual location: According to Dubai Land Department (DLD) transaction data, Binghatti Tulip is located in Al Barsha South Fourth, within the large master project Jumeirah Village Circle. There are 382 recorded transactions for Binghatti Tulip, of which 223 are for one-bedroom apartments (1BR). This allows for a robust analysis specifically for this building and the selected apartment type. For leasing, over the past year DLD does not record any 1BR contracts at the exact project and master-community level, so the rental analysis was expanded to the entire Al Barsha South Fourth area.
2. Liquidity of the property and the area
Building liquidity (1BR): Over the last 2 years (2024 and 2025), more than 220 1BR transactions have been registered in Binghatti Tulip, with 160 of them in 2024 alone. Relative to typical JVC towers, this is a high transaction volume, indicating stable market demand for this apartment format.
Area liquidity: Overall, Al Barsha South Fourth (JVC) is characterised by extremely high commercial activity: up to 8,000 1BR transactions are concluded annually in the area. Demand is steady, and market depth is sufficient both for a prompt resale and for quick leasing of an apartment.
3. Price and rental dynamics
Price dynamics per m² (1BR, Binghatti Tulip):
– In 2024, the average 1BR sale price in the building was in the range of 14,173–14,816 AED/m². In the first half of 2025, values adjusted upwards, exceeding 15,400–16,400 AED/m².
– The current 12‑month average price per m² in the building based on registered transactions is 15,581 AED/m².
Price dynamics per m² (1BR, Al Barsha South Fourth):
– 12‑month average transactions in the area: 14,420 AED/m² for 1BR.
– Over the past 3 years, the area has shown confident growth from 8,700 AED/m² (early 2022) to 12,400 AED/m² (early 2024) and further to 14,400–15,000 AED/m² by late 2024 – early 2025.
Rental dynamics per m² (Al Barsha South Fourth, all apartments, as there are no valid 1BR or project-specific contracts):
– The average annual rental rate per m² in the area over the last 12 months is approximately 850–960 AED/m².
– Rental rates have steadily increased from 520 AED/m² (2021) to almost 850–960 AED/m² during 2024.
Important note: For Binghatti Tulip specifically and for 1BR units, the absence of registered rental contracts in DLD does not allow for direct rental statistics for the requested segment. The rental analysis is based on bulk data for the entire area (Al Barsha South Fourth, all residential apartments).
4. Comparison of building and area prices
At the moment, the average 1BR price per m² in Binghatti Tulip exceeds the area average by 8–10%. This is a standard premium for new buildings and actively marketed complexes in JVC relative to the wider market.
5. Investment potential (ROI) and fair price range
ROI (gross/net):
– Rental data specifically for the building cannot be captured due to the absence of contracts — calculations are based on the average rental level across Al Barsha South Fourth (around 900 AED/m²).
– Indicatively: the gross ROI for the building at a typical sale price of 15,581 AED/m² will not exceed 5.5–6% per annum (900 / 15,581 ≈ 0.058).
– Taking into account standard acquisition costs (DLD fee, broker, commissions, etc.) of 7–8%, the net ROI will be around 5.1–5.4% per annum.
– To achieve a target investment yield of 7–8% per annum, the fair price range for an investor in this area is 11,250–12,860 AED/m² (900 / 0.08 and 900 / 0.07). The current market price for Binghatti Tulip is significantly above this level, which is typical for new JVC projects during the active sales phase and a period of limited rental supply.
6. Prospects for the property and the area
JVC and, in particular, Al Barsha South Fourth have been showing steady growth in both sale prices and rental rates for more than 3 years, with the average sale price per m² increasing by more than 60% since early 2022 and rental growth broadly in line. Binghatti Tulip is a sought-after new property with high liquidity in the sales market. From an investment perspective in terms of yield at current prices, the building is trading above the market benchmark: returns are noticeably below the 7–8% typical for mainstream investment strategies, and the fair entry price for a yield-focused investor is significantly below the current market level.
7. Summary
– The property is liquid, transactions are regular, and sell-through is high.
– The average 1BR price per m² in Binghatti Tulip is above area averages, positioning the building as “premium” within the JVC segment.
– Rental rates in the area are strong, but there are still no confirmed rental contracts for Binghatti Tulip itself in the DLD database.
– For an investor buying at current prices, net ROI is around 5.1–5.4%, which is below the target range of 7–8%.
– Achieving a 7–8% yield requires a substantial discount to current market prices.
– The area’s outlook is safe for a long-term owner, but the margin for a yield-driven investor is limited.
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