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1. Definition of the area and data structure
Actual location: According to open DLD data, the building The Community belongs to the Al Barsha South Fifth area and the Jumeirah Village Triangle master project.
Sales data: For The Community, 374 registered transactions were found (studios are counted as 0BR – studio). The DLD database records over 12,000 transactions within the Jumeirah Village Triangle master project, which allows for reliable benchmarking at both area and project level.
Rental data: At the level of the building The Community (by project_name_en and building_name_en), no rental contracts were found in DLD. Rental (and therefore yield) analysis is only possible at the level of the Al Barsha South Fifth area and the Jumeirah Village Triangle master project.
2. Liquidity of the project and the area
Sales volume of studios (0BR) in The Community:
– 2021: 1 transaction
– 2023: 143 transactions (notable growth as the building entered the market)
– 2024: 81 transactions (for the year to date)
– 2025: 30 transactions (reflecting forward/off-plan sales)
Over the last 12 months, 17 transactions with valid pricing for studios (0BR) were completed in The Community. At the area/master-project level, the volume is much higher (1,480 studio transactions over the same period), indicating high liquidity and strong demand for compact residential stock.
There is no rental data specifically for The Community, but at the area and master-project level the dataset is consistently large: over the last 12 months alone there were 660 actual studio rental contracts (according to DLD).
3. Dynamics of average price per m² for the building and the area
Average price per square metre for studios in The Community (by quarter):
– From late 2021 to 2024: in the range of 14,900–21,000 AED/m², with recent quarters stabilising in the 15,000–18,800 AED/m² corridor.
– Over the last 12 months, the average transaction price at building level: 16,741 AED/m² (17 transactions).
For the Al Barsha South Fifth area (Jumeirah Village Triangle):
– 2020–2022: downward trend from peak levels of 31,600–36,600 AED/m² to around 12,000–22,000 AED/m².
– Over the last 12 months in the area: 19,379 AED/m² (1,480 studio transactions).
– In recent quarters, a stabilisation is visible at 17,500–21,500 AED/m².
Thus, The Community is trading at an 11–15% discount to the area average based on transactions over the past year.
4. Rental dynamics and yield (ROI) calculation
According to direct DLD data for the area:
– Studio rents in the master project and area over the last 12 months: 1,352 AED/m²/year; valid contracts — 660.
– By quarter: a pronounced increase from 540–740 AED/m²/year (2020–2022) to ~1,000–1,450 AED/m²/year in 2024–2025, which indicates positive rental market dynamics specifically in this segment of the area’s housing stock.
There is no rental data as such for The Community building. All calculations are provided at area level.
5. ROI and fair price for an investor
– Gross yield (ROI) for studios in the area: 1,352 / 19,379 ≈ 7.0% per annum (Al Barsha South Fifth / JVT level, based on the last 12 months).
– For The Community, at the current average transaction price in the building (16,741 AED/m²) and the area rental rate: 1,352 / 16,741 ≈ 8.1% per annum (assuming the unit is rented at average DLD area rates).
Adjustment to net yield (taking into account all transactional and initial costs of ≈ 7–8% of the purchase price): the effective net yield for the area will be around 6.4–6.5%.
Fair price range for an investor targeting 7–8% gross yield:
– Lower bound: 1,352 / 0.08 ≈ 16,900 AED/m²
– Upper bound: 1,352 / 0.07 ≈ 19,314 AED/m²
The current average price in The Community based on recent transactions (16,741 AED/m²) is very close to the lower bound of the investment-justified range, i.e. the unit will be attractive for buyers targeting 8%+ annual returns relative to the area market. At the same time, the area average is slightly higher (19,379), so a smaller discount is required there for an investor.
6. Overall outlook
– Liquidity of both the area’s projects and the building itself is high in terms of transaction volume and the number of actual rental contracts.
– The price per m² in The Community has fluctuated significantly depending on the timing of market entry, but in recent quarters pricing has stabilised and the premium to area deals is minimal or negative (the building is priced at the “lower bound” of the area corridor).
– Over three years, rental data shows a confident increase in demand and rates for studios (+60–100%).
– The current market ROI level, calculated using actual DLD rental rates for the area and transaction prices in The Community, is in the 7–8% gross range. This is a very competitive level for new studio stock. The opportunity to buy below the area benchmark further enhances its investment appeal for a buy-to-let strategy.
– For a more accurate business model, an investor should factor in net yield after all costs of around 6.4–6.5% per annum.
– In the short term (1–2 years), the probability of a decline in liquidity is low, as the area market is actively developing and attracting new tenants.
7. Recommendations
– If the goal is stable returns above 7% per annum, The Community (studios) at recent transaction prices appears to be a justified choice.
– Further dynamics will depend on the pace of new supply, but statistics confirm steady rental demand in Jumeirah Village Triangle and adjacent areas.
– It is not advisable to go “above market” when pricing for future resale or leasing: a purchase price range of 16,700–19,300 AED/m² and rental rates of 1,100–1,400 AED/m² reflect the actual DLD picture.
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