Skip to content
1. Area definition and data structure
Actual location: According to DLD records (sales data), BOTANICA is classified as being in Al Barsha South Fourth, master project Jumeirah Village Circle. All numerical comparisons below are made relative to this area.
Transaction volume: A total of 91 sales have been recorded for BOTANICA; for the studio block, only transactions with adequate unit sizes (23–56 m²) and a price per m² above 1,000 AED are included.
On the rental side, 484 valid studio leases have been registered in this complex over the past years; this indicates high liquidity.
2. Price dynamics and unit size distribution in the building and the area
Sales (BOTANICA, studios):
– Studio sizes range from 23 to 56 m².
– Price range per m²: from 2,841 to 12,974 AED (valid transactions only).
– Over the last 4 years, the highest activity was observed in 2024, reflecting a flow of new deals and sustained demand.
Average price per m² dynamics (BOTANICA, studios, quarterly, 2020–2024):
– 2020: from 5,900 to 7,400 AED/m²
– 2021: significant fluctuations — from 2,840 to 6,760 AED/m²
– 2022: mainly in the 5,600–6,500 AED/m² range, with seasonal volatility
– 2023: growth to 8,000–12,500 AED/m²
– 2024: current level from 7,800 to 12,500 AED/m², with a 12‑month average of 10,430 AED/m².
For comparison: across all apartments in Al Barsha South Fourth, the average price per m² over the last 12 months is around 15,100 AED (i.e. BOTANICA is still trading noticeably below the area average).
3. Rental rate dynamics
Rent (BOTANICA, studios):
– Unit sizes range from 40 to 57 m².
– Rental rate range per m²: from 228 to 2,182 AED/m²/year (valid contracts only).
– Over the last 12 months, the average studio rent is 1,247 AED/m²/year.
– Long-term trend in recent years: steady growth — in 2021–2022 rents fluctuated around 700–930 AED/m²/year, in 2023 they were already at 900–1,070 AED/m²/year, and since early 2024 they have exceeded 1,170–1,250 AED/m²/year.
In Al Barsha South Fourth, the average apartment rent over the last 12 months is 1,043 AED/m²/year. Thus, rents in BOTANICA are about 20% above the area level.
4. ROI and fair value — comparison with the area
– Average purchase price for a studio in BOTANICA over the last 12 months: 10,430 AED/m².
– Average annual rent (studios): 1,247 AED/m²/year.
– Actual gross ROI (rent divided by price): around 12.0% per annum for studios in BOTANICA over the last 12 months.
– Area averages: purchase price 15,097 AED/m², rent 1,043 AED/m²/year, gross ROI around 6.9%.
Adjusting to net ROI, taking into account entry costs (about 7% transaction expenses): the effective yield for a BOTANICA buyer is around 11.2% per annum.
The investment fair value range for a 7–8% annual yield based on current BOTANICA studio rents is 15,600–17,800 AED/m². This is above the current market price, which further confirms the investment appeal of the asset: at the moment, purchases are made with a noticeable “discount to fair value for an investor”.
5. Liquidity and outlook
BOTANICA is characterized by good liquidity (91 sales since completion, a stable flow of new transactions, and very high rentability — more than 400 real studio contracts). Over the past 3 years, there has been steady growth in both prices per m² and rental rates.
Against the backdrop of the wider area market, BOTANICA appears relatively undervalued in terms of purchase price, yet commands a clear premium in rental rates (around 20% above the area). Studio ROI in the building significantly outperforms the area average (11–12% versus 6–7%).
From an investment perspective, BOTANICA is attractive both for generating high income (especially on studios) and in terms of future capital appreciation — there is potential for closing the “price gap” relative to area averages.
Related Articles
- How to sell an apartment in Dubai in Dubai Wharf Tower 3 – analysis 2026
- Top 10 Tallest Skyscrapers in the UAE: Living, Investing and Working Above the Clouds
- ROI analysis of apartment in 23 MARINA: DLD data and real deals
- How to buy an unit in Dubai in Mediterranean Villas – analysis 2026
- ROI analysis of apartment in Nadine Residences: DLD data and real deals
