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1. Definition of the area and data structure
Actual location: According to DLD data, the Burj Binghatti Jacob & Co. Residences project is located in Business Bay, with the master project also Business Bay. The sales table shows 193 transactions for apartments (Residential, Unit, Flat) across the entire project. There is no separate data on transactions specifically for 1-bedroom units (1 b/r) in this building – judging by the database, sales were recorded at the project level without a detailed breakdown by apartment type. The rental database contains no contracts directly linked to this building at all, therefore further rental market analysis and yield calculations are carried out at the Business Bay district level.
2. Analysis of transaction volume and dynamics
The Burj Binghatti Jacob & Co. Residences project shows notable transaction activity. The bulk of sales fell in the most recent quarters:
– Q4 2023: 14 transactions,
– Q1 2024: 15 transactions,
– Q2 2024: 76 transactions (a pronounced peak),
– Q3 and Q4 2024: 19 and 24 transactions,
– Data for 2025 is also available; part of it may relate to off-plan/future transactions.
This indirectly confirms the high liquidity of the project launch and the presence of pent-up demand. For a standard secondary market this pattern is atypical: here the building is clearly being sold under an off-plan scheme.
3. Purchase price dynamics (price per square metre)
In Burj Binghatti Jacob & Co. Residences, the average sale price per square metre over the last 12 months amounted to 28,567 AED/m² according to DLD (for all apartment transactions in the project).
Quarterly breakdown (2023–2025, past periods only):
– Q4 2023: ~27,000 AED/m²
– Q1 2024: ~28,000 AED/m²
– Q2 2024: ~22,300 AED/m² (short-term decline)
– Q3 2024: ~29,800 AED/m² (recovery)
– Q4 2024: ~25,200 AED/m²
Overall, the price range across the project is wide, which is typical for the active sales phase of premium real estate in Business Bay, with possible fluctuations due to different phases and apartment types.
4. Comparison with Business Bay
In Business Bay, the average sale price per m² over the last 12 months is 25,439 AED/m² (for apartments, Residential Flat).
This means that Burj Binghatti Jacob & Co. Residences is trading at a premium of around 12–13% to the district average, which is natural for ultra-premium new launches at the start of sales.
5. Rental market analysis
For Burj Binghatti Jacob & Co. Residences there are currently no active or completed rental contracts recorded in the DLD database — which is logical, as the asset has not been formally handed over yet and there is no rental activity.
As a benchmark we use Business Bay:
– Average annual rental rate per m² in Business Bay (all apartments, last 12 months): 1,302 AED/m².
– For 1-bedroom units in the district there is currently no separate valid data (the database field is empty or the sample size is zero).
District dynamics:
– Until 2022 — steady growth in rates from 700–900 to 1,000+ AED/m².
– In 2023–2024 the indicator stabilised in the 1,150–1,310 AED/m² range.
6. Comparison of current rates and returns (ROI)
The potential ROI is calculated as the ratio of average rent to average price per m², with the caveat that all calculations are strictly at the Business Bay district level, since there is no confirmed rental statistics for the building itself.
– For Business Bay: Gross ROI ≈ 1,302 / 25,439 ≈ 5.1%
– After accounting for entry costs of ~7% (taxes, commissions, vacancy discounting, etc.): Net ROI = 5.1% / 1.07 ≈ 4.7%
– For Burj Binghatti Jacob & Co. Residences itself (at a price of 28,567 AED/m², but with no rental data) the calculation is impossible due to the lack of market practice and confirmed rents in DLD.
Assessment of “investment fair value” at a target yield of 7–8%
– At a rental rate of 1,302 AED/m², the indicative price range for a 7–8% yield is 16,275–18,600 AED/m².
– Actual transactions in the building over the last 12 months (28,567 AED/m²) are significantly above this range, which is typical for off-plan premium assets where the income approach gives way to a speculative capital appreciation approach.
7. Conclusions and recommendations
– Liquidity is high: the project shows a substantial volume of DLD-registered transactions, with a sales peak over the last six months.
– The building is being sold at a noticeable premium to the district average: +12–13% (DLD data).
– Business Bay shows steady price growth, with average dynamics of +7–9% per annum over the past 3–4 years.
– The district’s rental market has confidently grown to 1,300+ AED/m², but for the building itself analysis is impossible (it has not yet been handed over — no rental data in DLD).
– The current ROI for the asset is clearly below the target 7–8% per annum based on the current average transaction price: premium projects at launch are acquired based on expectations of capital appreciation rather than current yield.
Outlook for an investor:
– High liquidity at the project implementation stage.
– Resale before completion is the main scenario for an investor-developer.
– Potential long-term rental income will be noticeably lower than for mass-market projects in this district at current price levels. To achieve 7–8% per annum at the district benchmark, a discount of at least 30–40% to current building transaction prices would be required.
Without signed rental contracts for this building, it is formally incorrect to assess yield, fair value or a realistic range of rental rates.
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