1. Definition of the area and data structure
Actual location: According to DLD, the Dawn By Binghatti building is officially located in Al Barsha South Fourth, within the Jumeirah Village Circle master project. The DLD database records 96 transactions for this building.
There is no rental data at the individual building level for Dawn By Binghatti in the database — as of the analysis date, there is not a single rental contract for 1-bedroom apartments (or any units in this building) in DLD_rent_contracts. Additional analysis has therefore been carried out at the wider area level (Al Barsha South Fourth/Jumeirah Village Circle).
2. Liquidity and market activity
Over recent quarters there has been a steady increase in the volume of transactions for 1-bedroom apartments in Dawn By Binghatti — the building’s handover cycle falls in 2024–2025 (with the peak number of deals recorded in these periods). This activity confirms solid demand from buyers and investors.
Across Al Barsha South Fourth (Jumeirah Village Circle) as a whole, hundreds and even thousands of apartment transactions are recorded annually, which indicates excellent liquidity in this location segment.
3. Price dynamics per m² for the building and the area
For Dawn By Binghatti (1-bedroom apartments):
- The average transaction price per m² over the last 12 months was about 18,905 AED/m².
- Quarterly data shows confident growth: from 15,300–16,500 AED/m² in the second half of 2024 and the first half of 2025 to almost 20,000 AED/m² by the end of the period (Q3–Q4 2025).
For Al Barsha South Fourth (1-bedroom apartments):
- Over the last 12 months, the average price per m² was 14,479 AED/m².
- The area also demonstrates a clear upward trend: from 9,000–12,000 AED/m² in 2020–2022 to a 12,500–15,000 AED/m² range by the end of 2025.
Thus, Dawn By Binghatti significantly outperforms the area in terms of price per m² (a premium of around 30%, which is typical for new higher-segment projects within JVC).
4. Rental market analysis
Since there are no rental transactions in DLD specifically for Dawn By Binghatti, the figures below are given for the wider area/master project:
- Over the last 12 months, the average annual apartment rent in Al Barsha South Fourth/Jumeirah Village Circle has been around 1,053 AED/m².
- Over the past 2–3 years, rents have increased from 600–800 to 1,000+ AED/m² per year, with growth rates remaining high.
5. Benchmarking and yield calculation
The current market price per m² for Dawn By Binghatti (based on actual DLD transactions) is significantly higher than the area average, while rental rates remain broadly in line with the wider area (benchmark — Jumeirah Village Circle).
As of the last 12 months:
- Market price per m² in Dawn By Binghatti (1-bedroom units): ~18,905 AED/m².
- Average rental level in the area: ~1,053 AED/m²/year.
Approximate calculation of potential yield (ROI) for an investor:
Gross yield for the area (no building-specific figure due to lack of actual rental data):
- Gross ROI for the area ≈ 1,053 / 14,479 ≈ 7.3% per annum.
For Dawn By Binghatti (using the market rental level for the area, as there is no building-level data in DLD):
- Gross ROI ≈ 1,053 / 18,905 ≈ 5.6% per annum.
Taking into account typical initial costs (7–8%), the actual (net) yield will be lower:
- Net ROI for the area ≈ 6.8–6.9% per annum.
- Net ROI for Dawn By Binghatti ≈ 5.2–5.3% per annum.
6. “Fair price range” for target investments
If we target a yield of 7–8% per annum, the fair market price range for a 1-bedroom apartment in JVC (area-based calculation) is 1,053 / 0.08 = 13,163 AED/m² (for 8%) to 1,053 / 0.07 = 15,043 AED/m² (for 7%).
The current actual price for Dawn By Binghatti (18,905 AED/m²) exceeds this investment range by 25–40%, reflecting the market’s willingness to price in a premium for new stock and, potentially, a stronger focus on end users rather than purely on investors.
7. Conclusions
- The Dawn By Binghatti market is characterised by high liquidity and stable demand, as confirmed by the volume and dynamics of transactions.
- The price per m² is 30% above the area average, with a substantial premium driven by the project’s newness and brand.
- Rental yield for Dawn By Binghatti is currently below the area average (due to the higher purchase price), at around 5.6% gross / 5.2% net per annum (assuming leasing at the average area rate).
- To achieve a 7–8% annual yield at DLD market rental levels, a discount of at least 25–30% to current prices for 1-bedroom units would be required.
- The Jumeirah Village Circle/Al Barsha South Fourth area remains one of the most liquid and fast-growing in terms of demand, which supports the project’s prospects as a capital-preservation asset; however, for an investment-focused strategy, an appropriate entry price is critical.
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