1. Definition of the area and data structure
Actual location: According to the DLD database, CONCEPT 7 RESIDENCES is located in Al Barsha South Fourth, within the master project Jumeirah Village Circle (JVC). A total of 212 sale transactions have been recorded for this project. The entire subsequent analysis is based on this. There is no rental data in DLD specifically for this building (no rental contracts have been recorded for it), so rental rates and yields are calculated using the level of the master project (JVC) and the district.
2. Transaction and price dynamics for the building and the district
Transaction volume
– 212 transactions have been recorded for the building. The main activity falls between 2023 and 2025 (68 transactions in 2023, 99 in 2024, 45 in 2025).
– This indicates solid demand for the asset during the sales period.
Price dynamics per m² for apartments (studios) in the building over the last 3–5 years (sample filtered by “studio”, area from 10 to 1000 m²)
– Q3 2023: 13,287 AED/m² (8 transactions)
– Q4 2023: 14,227 AED/m² (15)
– Q1 2024: 18,749 AED/m² (7)
– Q3 2024: 13,706 AED/m² (3)
– Q4 2024: 16,681 AED/m² (3)
– Q1 2025: 18,828 AED/m² (2)
– Q2 2025: 17,810 AED/m² (4)
– Q3 2025: 16,008 AED/m² (4)
– Q4 2025: 17,915 AED/m² (4)
There is noticeable quarter‑to‑quarter volatility (typical for new projects with a small number of simultaneous deals), but overall there is growth by 2024–2025 relative to launch. Over the last 12 months, the average selling price for studios is 16,980 AED/m² (11 transactions).
Distribution of sizes and prices in the building (studios):
– Sizes: from 36 to 45 m², average — 38.7 m².
– Average price per m² across all studio transactions: 15,734 AED/m² (minimum 12,301, maximum 21,464).
Comparison with the district (Al Barsha South Fourth):
– District dynamics (apartment stock, last four years):
– In 2023 the average price per m² ranged from 11,213 to 12,938 AED/m².
– In 2024 it increased to 12,958–13,520 AED/m².
– Over the last 12 months the average market price in the district is 15,156 AED/m² (16,860 transactions).
Difference: The price in CONCEPT 7 RESIDENCES (studios) is 12% higher than the district average over the last 12 months (16,980 vs 15,156 AED/m²).
3. Rental market for the district, master project and building
There are no recorded rental contracts for the building itself or for studios in it. This is common for new and off‑plan projects where owners are in no hurry to register leases through Ejari, or leasing has not yet started.
At the level of the district and the master project (Jumeirah Village Circle, Al Barsha South Fourth), the dynamics of average annual apartment rent per 1 m² are as follows:
– Last 12 months: 1,052 AED/m²/year (more than 22,700 contracts).
– Overall by recent quarters there is growth: 812 AED/m² (Q4 2023), 849 AED/m² (Q1 2024), 868 AED/m² (Q2 2024), 898 AED/m² (Q3 2024), 967 AED/m² (Q4 2024).
– For 2025: it reaches ~1,067 AED/m² (Q3), 1,057 AED/m² (Q4); the trend of steady growth is confirmed by the large sample size.
4. Yield and fair price
Yield calculation
– There is no rental data for the building, so ROI is assessed only at the district level.
– Average purchase price per m² in the building over the last 12 months: 16,980 AED/m².
– Average rent per m² in the district (12 months): 1,052 AED/m².
– Rough ROI for an investor buying at the current market price in the building: 1,052 / 16,980 = 6.2% per annum (gross, excluding costs). This is below the comfortable investment range for Dubai (7–8%).
Adjustment for expenses (fees, commissions, vacancy): yield declines to 5.8–5.9% (ROI_net).
Fair price range for investment (targeting 7–8% per annum):
– At the current rent of 1,052 AED/m²:
– For 8%: 1,052 / 0.08 = 13,150 AED/m².
– For 7%: 1,052 / 0.07 = 15,029 AED/m².
Comparison: The current average price in the building (16,980 AED/m²) is 13–27% above the “investor range” for a 7–8% ROI. To achieve a 7–8% yield, the effective purchase price in the building should be in the range of 13,150–15,029 AED/m² (i.e. a discount to current market levels is required, or the focus should be on capital appreciation rather than yield).
5. Liquidity and outlook
– Liquidity in the building is very high for a new project: 212 transactions over 3 years, with sales clustering at launch and handover.
– The district and master project show large transaction and rental volumes (tens of thousands of contracts and deals annually).
– The price in the building remains above the district average, indicating a current premium for a new, modern building or for the internal product.
– At current price levels, buying a studio in this building is less attractive for an income‑focused investor (yield below 6.5% vs the district) than for a buyer targeting resale during the growth phase (capital gains). For a pure rental strategy, entry is attractive only with a 10–15% discount to current transaction levels.
– If the strategy is income from rent, it is reasonable to target the 13,150–15,000 AED/m² range.
6. Brief summary
– Price dynamics: Steady growth, a clear premium to the district, high liquidity.
– Rent: No rental contracts for the building; for the district and master project the rate over the last 12 months is 1,052 AED/m².
– ROI at current prices (building): 6.2% gross, 5.8% net — below the desired 7–8%.
– Investment price for a rental strategy: 13,150–15,000 AED/m².
– Yields in the district are rising due to rental growth; there is investment potential if a discount is achieved or with a focus on capital appreciation.
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