1. Definition of the area and data structure
Actual location: According to official DLD data, the building CHAIMAA AVENUE is located in Al Barsha South Fourth and belongs to the master project Jumeirah Village Circle (JVC). The names match your original wording, no clarification is required.
Sales data for two-bedroom apartments (2BR) in CHAIMAA AVENUE is available: 23 transactions were found, which is a sufficient sample to analyse dynamics and draw conclusions for the building.
2. Building liquidity and deal distribution
Analysis of the transaction frequency for 2BR apartments in the building shows activity starting from 2020: in the period 2020–2023, deals took place every year, which indicates a certain level of liquidity. In the last 12 months, sales have also been recorded, although the volume is not very high (typical for a small building).
3. Price dynamics and structure on the resale market
The average sale price per m² (2BR) in CHAIMAA AVENUE over the last 12 months was about 7,620 AED/m². In previous years, the level fluctuated in the 7,400–7,900 AED/m² range (with occasional spikes and dips, including due to individual transactions crossing calendar years). For comparison, the current average price level for comparable 2BR units across JVC in Al Barsha South Fourth, according to DLD, is about 12,970 AED/m² — significantly higher than in the building where you are analysing a specific unit. Area-wide dynamics over the last 3 years show confident growth: from 7,000–8,000 to 12,000+ AED/m² by mid‑2024.
Thus, apartments in CHAIMAA AVENUE are currently selling noticeably cheaper than the area and master-project average.
4. Rental analysis and yield (ROI) calculation
Important: for Chaimaa Avenue itself and for the JVC (Al Barsha South Fourth) master project, there is not a single recorded valid rental contract for 2BR apartments in the DLD database in recent years. This is a database limitation: the building may be rented out less actively than its competitors, or many deals may be concluded without official registration.
To hedge this limitation, we calculated the average annual rental rate for all residential apartments in Al Barsha South Fourth (all layouts, including 2BR and both larger and smaller formats) over the last 12 months: the average rate amounted to 1,052 AED/m² per year.
Therefore, only area-level data is used for the indicative yield calculation.
5. ROI and investment attractiveness
Based on current DLD data:
– Average purchase price (last 12 months): 7,620 AED/m² (CHAIMAA AVENUE 2BR), 12,970 AED/m² (2BR in the area).
– Average rent (area): 1,052 AED/m²/year.
Gross yield calculation (ROI_brutto):
– For Chaimaa Avenue (modelled, using area rental levels as a benchmark): ROI_brutto = 1,052 / 7,620 ≈ 13.8%.
– For the area (current price and rent): ROI_brutto = 1,052 / 12,970 ≈ 8.1%.
Adjustment for transaction costs (taxes, commissions, etc., about 7–8% of the purchase price):
– ROI_net for CHAIMAA AVENUE: 13.8% / 1.07 ≈ 12.9%–12.8%.
– ROI_net for the area: 8.1% / 1.07 ≈ 7.6%.
Fair price range for an investor (target ROI 7–8% at current rents):
– For the area: fair investment price is 1,052 / 0.08 = 13,150 AED/m² (7% yield) – 1,052 / 0.07 = 15,030 AED/m² (8% yield).
– CHAIMAA AVENUE is trading significantly below this range.
6. Conclusion
According to DLD data, CHAIMAA AVENUE is underpriced relative to the JVC/Al Barsha South Fourth market. At current area rental rates and the building’s average transaction price, the investor yield comes out unusually high (13–14% gross), which looks anomalous and signals either limited accuracy of the rental data or a real opportunity to achieve above-market returns when buying in this building (assuming there is no problem finding a tenant).
Overall, the area demonstrates high liquidity and price growth in recent years, while at the area level the yield is close to the desired benchmark of 7–8%.
Risks: the absence of published rental contracts specifically for this building does not allow you to guarantee the stated yields without additional marketing verification.
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