1. Definition of the area and data structure
Actual location: According to DLD, Binghatti Tulip is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project. The assessment is based on one-bedroom apartments (1BR, filtered by rooms_en = ‘1 b/r’).
Sample size: 223 sale transactions for 1BR units in Binghatti Tulip have been recorded. This allows for conclusions at the building level, as well as comparison with the dynamics for the wider area (Al Barsha South Fourth).
2. Liquidity: number of sales and rentals
Over the last 6 quarters, more than 160 transactions for 1BR units were concluded in Binghatti Tulip. A sales peak was recorded in the first half of 2024 (76 and 77 deals per quarter), followed by a sharp decline in volume, which is associated with the handover phase or demand saturation.
For rentals in the building itself and even at the Jumeirah Village Circle master-project level, there are no DLD-registered contracts with valid parameters for one-bedroom apartments (not a single 1BR rental deal in Binghatti Tulip or JVC). This is typical for new buildings that have just entered the market.
However, in Al Barsha South Fourth the volume of the current rental base is very high: more than 120,000 contracts for all residential properties are recorded in DLD with valid values for area and rent. Therefore, rental analytics is only possible at the area level.
3. Dynamics of the average price per m² (sales)
Building (Binghatti Tulip, 1BR):
– Quarterly average prices per m² (after filtering anomalies) since the beginning of 2024 range from 14,173 to 16,477 AED/m².
– The average price per m² over the last 12 months amounted to 15,561.85 AED/m².
Area (Al Barsha South Fourth, 1BR):
– Gradual growth from 9,000–9,300 AED/m² in 2020–2021 to 14,417.57 AED/m² on average over the last 12 months.
– Binghatti Tulip shows a price premium to the area: the building’s annual average is 8% higher than the area average (15,562 versus 14,418 AED/m²).
4. Rental dynamics per m²
According to DLD, there are no valid rental contracts for 1BR units in Binghatti Tulip or the JVC master project, which is typical for new builds in the initial operation phase.
For Al Barsha South Fourth:
– The average annual rent per m² for residential apartments has been steadily increasing over the last 2 years:
– 745–812 AED/m² by quarter in 2023,
– rising to 849–967 AED/m² in 2024 and 1,050–1,145 AED/m² in 2025–2026 (though the most recent quarters may be partially incomplete).
– The average annual rent over the last 12 months: 1,050.45 AED/m².
Note: the rental level is calculated only for the entire area, not for a specific building or unit type, since there are no confirmed rental contracts for Binghatti Tulip in the DLD database.
5. Comparison of current levels, ROI, and the range of investment fair value
Sales (Binghatti Tulip, 1BR): average price 15,561.85 AED/m² over the last 12 months.
Rent (Al Barsha South Fourth): average rent 1,050.45 AED/m² over 12 months.
Gross ROI for the area (similarly for new buildings at the current price level):
– ROI_brutto = 1,050.45 / 15,561.85 ≈ 6.8% per annum (gross, excluding costs).
Clarification:
– ROI_brutto is calculated only at the area level, as there are no confirmed rental rates for the building itself.
Adjustment for transaction costs (DLD, agency fee, etc. at around 7%):
– Net ROI for the area ≈ 6.3–6.4% per annum.
Fair price range per m² for an investor targeting 7–8% per annum (gross, based on current area rental rates):
– Range: 1,050 / 0.08 = 13,130 to 1,050 / 0.07 = 15,007 AED/m².
Comparison:
– The current price level per m² in Binghatti Tulip (15,562 AED/m²) is slightly above the upper boundary of the fair range for a target ROI of 7–8% for this area.
– This indicates either optimism on the part of the developer/owners, or expectations of a premium for the building’s newness and quality. To buy with a target yield of >7% per annum, given market rents, a discount to the current price per m² would be required.
6. Brief investment conclusion
Binghatti Tulip is a modern building in the dense and popular Jumeirah Village Circle (Al Barsha South Fourth). The property demonstrates high liquidity at the handover stage, but prices here already significantly exceed the area average. The expected yield at the current price is close to 6.5% (ROI_net), which is comparable to the broader market indicators for the area, but does not allow an investor to reach the target 7–8% per annum without a discount to the current price.
The rental market in the building is not yet reflected in the DLD database, so the yield assessment is based solely on area benchmarks. To be confident in the potential return, it is important to factor in the time needed to bring units to the market and the high level of competition in JVC.
Overall, the asset is suitable for long-term and medium-term investment, but the current price is close to the “investment threshold” level, and achieving a premium ROI will require either rapid rental growth (which is not guaranteed) or a discount to the purchase price.
Related Articles
- ROI analysis of apartment in Arista One: DLD data and real deals
- ROI analysis of apartment in Azizi Riviera 4: DLD data and real deals
- How to buy a home in Dubai in Paramount Tower Hotel & Residences – analysis 2026
- How to sell a property in Dubai in Azizi Venice 6 – analysis 2026
- ROI analysis of apartment in Viridian: DLD data and real deals
