1. Definition of the area and data structure
Actual location: According to DLD, the building Chaimaa Avenue 2 belongs to the Al Barsha South Fourth area and is part of the Jumeirah Village Circle master project. All subsequent benchmarks are based strictly on this area and master project.
Data volume: A total of 161 sale and purchase transactions have been recorded for the building, indicating notable liquidity on both the primary and secondary markets. According to DLD, at least 42 rental contracts have been recorded specifically for studios in this project.
2. Dynamics and structure of sale and purchase transactions
Transaction activity in the building is concentrated in 2021–2025, with the strongest spike at the start of operation (Q4 2021 – Q1 2022 and then a mass of transactions typical for a new building at handover). After that, sales become more even and stable:
– 2021, Q4: 16 transactions
– 2022, Q1: 59 transactions (commissioning peak)
– 2023, total by quarters: 43 transactions
– 2024, Q2–Q4: 19 transactions (Q4 data may be incomplete)
– 2025: transactions are ongoing
The dynamics of the average price per m² (studios, all completed transactions, with outliers in size and price removed) show a smooth growth with some volatility-related corrections:
– Q4 2021: ~ 9,376 AED/m²
– Q1 2022: ~ 9,552 AED/m²
– Q1 2023: ~ 9,938 AED/m²
– Q3–Q4 2023: ~ 12,466–12,879 AED/m²
– Q2 2024: ~ 13,521 AED/m²
– Q4 2024: ~ 15,413 AED/m²
– Q1 2025: ~ 13,769 AED/m²
The typical size range for studios in this sample is from 20 to 100 m² (as a rule, actual studios are mostly 30–45 m², although more compact options also occur).
3. Area and building benchmarks for sales
Al Barsha South Fourth area (strictly per DLD data, studios only, same data cleaning):
– There is a steady upward trend in the average price per m² from ~ 10,000 AED in 2021 to more than 15,000–17,000 AED/m² in 2024–2025 in the latest quarters.
– Over the last 12 months, the average transaction price for studios in the area is 17,466 AED/m² (a higher figure relative to the building).
Over the last 12 months, the average price indicator for studios in Chaimaa Avenue 2 itself is unavailable (apparently there were no clean transactions with the required parameters in the database for this period), so the final benchmark for price per m² is given only for the area.
4. Rental dynamics and levels
The DLD database records a significant number of rental contracts for studios both in the building and in the area.
Dynamics of the average annual rental rate per m² in Chaimaa Avenue 2 (studios):
– Q2 2023 – 1,089 AED/m²
– Q3 2023 – 2,563 AED/m² (an abnormal spike/outlier, returning to normal levels in subsequent quarters)
– Q2–Q4 2024 – 1,074–1,234 AED/m²
The average rental level in the building over the last 12 months is 1,145 AED/m²/year.
For Al Barsha South Fourth, the dynamics for studios are as follows:
– A stable, gradual increase from 600–700 AED/m² in 2020–2021 to 900–1,150 AED/m² in 2023–2024.
– The current rental level in the area over the last 12 months: 1,273 AED/m²/year.
5. ROI, fair price range and yield analysis
– Area sales data: 17,466 AED/m² (last 12 months, studios)
– For the building over the same period there are virtually no valid transactions (no data), so ROI and fair price are calculated based on the area.
– Average rent over the same period for the building: 1,145 AED/m²/year; for the area: 1,273 AED/m²/year.
Gross yield for the area (ROI_brutto):
– For the area = 1,273 / 17,466 ≈ 7.3% per annum
Net yield (ROI_net), taking into account acquisition costs (approximately +8% to the purchase price):
– ROI_net ≈ 7.3% / 1.08 ≈ 6.8% per annum
Fair (“investment”) price range per m² for a target yield of 7–8% per annum:
– Lower bound (8%): 1,273 / 0.08 ≈ 15,913 AED/m²
– Upper bound (7%): 1,273 / 0.07 ≈ 18,186 AED/m²
The current area market is strictly within the fair range — there are no signs of a significant discount or premium.
6. Conclusions on liquidity and outlook
– A large number of transactions and rental contracts have been registered for both the building and the area; liquidity for studios is high.
– The long-term price trend is steady growth, averaging 8–12% per year for the area; the building’s own dynamics are synchronized with the area.
– Investor yields on studios are comparable to typical citywide levels (6.5–7.5% net with an appropriate entry price).
– There are no signs of local overheating or weakening demand: ROI indicators are balanced, and the price range is fair.
– This level of turnover (frequency of sales plus rentals) makes studios in Chaimaa Avenue 2 attractive both for ownership and for investment, especially for those aiming to build a diversified portfolio in Jumeirah Village Circle.
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