Skip to content
1. Definition of the area and data structure
Actual location: According to the UAE (DLD) database, the CLOUD Tower project is located in the Al Barsha South Fifth area, within the Jumeirah Village Triangle master development. All analytical conclusions on the market and returns are based on this location and the relevant property type — studios (0BR).
There is no data on direct sales and leasing within the residential stock of Cloud Tower itself: no transactions or rental contracts for studios in the building (CLOUD Tower) have been registered. For the analysis, all sales and rental deals for the “studio” type within the Jumeirah Village Triangle master project in Al Barsha South Fifth are used, which objectively reflects the market situation for this housing category around the project in question.
2. Assessment of market activity and liquidity
Sales market (studios, Jumeirah Village Triangle, Al Barsha South Fifth):
— Over the past 12 months, 1,591 transactions have been completed in the selected category (studios within the master project/area).
— For studio transactions, volumes have been confidently growing in 2023–2024, indicating high liquidity and an active phase of supply formation.
— The average sample size per quarter is in the hundreds of transactions.
Rental market (studios, Jumeirah Village Triangle, Al Barsha South Fifth):
— Over the past 12 months, there have been 650 residential rental contracts for studios.
— Quarterly dynamics from 2023 to 2024 show stable or even accelerating demand for studio rentals in the location.
Conclusion: Market liquidity at the master-project/area level is high for both sales and rentals. An investor or seller can count on stable disposal of the asset even amid significant market fluctuations.
3. Deal price dynamics (price per m²) over 3–5 years
Only the “studio” category in the Jumeirah Village Triangle master project, Al Barsha South Fifth area, is analyzed.
— Quarterly dynamics recorded peak price levels per m² in the first half of 2020–2021 (24,000–35,000 AED/m², a local market peak for new builds).
— The decline in the average price per m² began in the second half of 2021, gradually stabilizing at 12,000–20,000 AED/m² in 2023–2024.
— Over the last 12 months, the average sale price for a studio is 19,541 AED/m² (a large, comparable sample).
— In the 2023–2024 horizon, quarterly averages range from 14,454 to 21,557 AED/m², indicating market volatility and high activity at the launch and handover stages of new projects in the area.
Overall, studio price dynamics indicate a transition to a balanced, mid-market level with no new sharp price spikes.
4. Dynamics of average rental rate per m² for studios
In the “studio” category, Jumeirah Village Triangle master project, Al Barsha South Fifth area:
— Average annual rental rate for studios over the past 12 months: 1,351.6 AED/m² per year (650 contracts).
— A clear quarterly increase is visible: from 800–900 AED/m² per year in 2022–2023 to the current 1,100–1,400 AED/m² (peaks in 2024).
— There are occasional spikes up to 1,500–1,600+ AED/m², but the main values are steadily held in the 1,100–1,400 AED/m² range.
— The rental sample is very stable, providing an objective understanding of returns for an investor.
5. Comparison of current price and rent levels (building vs area)
Since there are no sales or rental deals in Cloud Tower itself, comparisons are made strictly at the master-project and area level for studios:
— Latest relevant sale price level: 19,541 AED/m² (master project).
— Latest relevant rental level: 1,351.6 AED/m² per year (master project).
— The spread across all of Al Barsha South Fifth is similar and confirms that the master project is a full market benchmark.
Cloud Tower, even without direct transactions, will be perceived by the market as slightly above the average range due to being a new build, but price parity with the area is maintained.
6. ROI calculation and fair price guidance for an investor
Gross yield (ROI) for the master project (studio, Al Barsha South Fifth, last 12 months):
ROI_brutto = average rent / average purchase price = 1,351.6 / 19,541 = 6.9% per annum.
Adjustment to ROI_net taking into account actual entry costs (DLD fee, brokerage and other expenses) — minus 7–8% of the effective entry price. The resulting net yield (ROI_net) is around 6.4–6.5% per annum for studios in the immediate surroundings of Cloud Tower.
Assessment of a fair purchase range for a 7–8% annual yield target:
— Lower bound: 1,351.6 / 0.08 = 16,895 AED/m² (reference point for purchase and negotiations);
— Upper bound: 1,351.6 / 0.07 = 19,308 AED/m² (premium cap for a 7% yield).
Today’s market average transaction price (19,541 AED/m²) roughly corresponds to the upper bound of a fair price for an investor targeting 7% per annum. For an 8% yield target, it is reasonable to negotiate a purchase price closer to 17,000 AED/m² (or to secure a comparable rental premium).
7. Conclusions on the outlook for the area and the asset
Jumeirah Village Triangle in the Al Barsha South Fifth location remains one of the most sought-after areas in the new mass-housing segment. High liquidity and solid transaction volumes ensure quick sale or lease of an asset. The volatility of sale prices (growth followed by stabilized decline) and the continuous increase in rental rates make the asset and the area promising for a medium-term investment horizon (3–5 years). To achieve yields above 7%, it is reasonable to negotiate the purchase of a studio at a discount to the average area price or to select options with an elevated rental rate.
Important: the yield and price figures provided are averaged at the master-project/area level and reflect only mean values based on DLD contracts, not the individual performance of your specific apartment.
Related Articles
- ROI analysis of apartment in Azizi Riviera 9: DLD data and real deals
- How to sell an apartment in Dubai in Peninsula Three – analysis 2025
- ROI analysis of apartment in Horizon Tower: DLD data and real deals
- Off-Plan Property in Dubai: A Complete Guide to Investing in Under-Construction Real Estate
- ROI analysis of apartment in Azizi Riviera 45: DLD data and real deals
