1. Definition of the area and data structure
Actual location of the property under review:
– Building: Dawn By Binghatti
– DLD-designated area: Al Barsha South Fourth
– Master project: Jumeirah Village Circle
There is extremely limited data on sales of 2-bedroom apartments (2BR) directly in this building: only one transaction has been recorded, registered in Q3 2025, but the date most likely reflects an off-plan deal or a future registration. For a broader assessment, benchmarks for 2-bedroom apartments in Al Barsha South Fourth are used (type 2 b/r for sales, 2 bed rooms for rentals according to the database structure).
For rentals: DLD records a large number of contracts in the area (over 120,000 in the database), however there are no rental transactions in the sample specifically for Dawn By Binghatti. Therefore, for rental rates and yields, the average level for all types of residential apartments in Al Barsha South Fourth is used.
2. Transaction volume and liquidity
In Dawn By Binghatti, the DLD database shows one registered sale of a 2BR apartment. For greater statistical reliability, the analysis is carried out at the area level.
In Al Barsha South Fourth, transaction dynamics for 2BR units are fairly stable: dozens of transactions are recorded each quarter. The share of new and off-plan projects remains high, which is typical for Jumeirah Village Circle.
3. Price dynamics per m² (recent years)
– For Dawn By Binghatti: the only 2BR transaction was concluded at 14,993 AED/m² (registered in Q3 2025, which likely reflects a sale still at the construction stage).
– For 2BR units in Al Barsha South Fourth:
– 2020: on average 6,250–7,100 AED/m²
– 2022: steady growth from 8,300–9,000 to 9,400 AED/m²
– 2023: 10,300–11,500 AED/m²
– Current year (last 12 months): the average level in the area is 12,920 AED/m², which is 15–20% below the transaction level in Dawn By Binghatti.
The premium of the Dawn By Binghatti transaction is explained by the specifics of a new project and the typical pricing of new builds relative to the area’s average market level.
4. Rental dynamics and level per m²
– For Dawn By Binghatti itself, there are no registered rental transactions (a typical situation for new buildings).
– In Al Barsha South Fourth, the average rental rate per 1 m² over the last 12 months is 1,048 AED/m²/year, with a clearly upward trend: since late 2022 the average annual growth has been 5–7% year-on-year.
– Quarterly figures for the last 2 years: growth from ~740 AED/m² at the beginning of 2023 to 850–970 AED/m² in 2024 (in the last quarter — 967 AED/m²).
5. ROI, yield, and target fair price level
– For Dawn By Binghatti it is impossible to calculate an actual ROI, as there are no rental transactions and only 1 completed sale. However, using a hypothetical rental rate at the area level and the recorded sale price, it is possible to roughly estimate potential yield.
– For Al Barsha South Fourth (calculation strictly based on valid DLD data for the last 12 months):
– Average purchase price for 2BR: 12,920 AED/m²
– Average annual rent: 1,048 AED/m²
– Gross yield (ROI_brutto): 8.1%
Adjusting for initial costs (entry costs of 7–8%):
– Net initial yield (ROI_net): 7.5–7.7% per annum
Fair range of “investment-justified price” at a target yield of 7–8%:
– Range for an investor (by area): 1,048 / 0.08 = 13,100 AED/m² to 1,048 / 0.07 = 14,970 AED/m².
– The actual average transaction in Dawn By Binghatti is at the upper boundary of this range.
This means that a purchase at a fixed price of 14,900–15,000 AED/m² is acceptable for an end user or a loyal investor focused on premium new developments, whereas for investors targeting higher profitability, optimal deals are around 13,000 AED/m² and below.
6. Key takeaways
– Area liquidity is very high, rental demand is stable, and both prices and rental rates are growing faster than the Dubai average.
– Dawn By Binghatti is a new “premium” tower with a price level above the area average (a 15–20% premium to the mean price).
– Rental rates for the building are not present in the DLD sample (a typical situation for a new asset); for yield calculations we rely on area averages.
– Achievable net yield for 2BR apartments in the area is 7.5–7.7% per annum; when buying in Dawn By Binghatti at the price of the latest transaction, the yield will be at the lower boundary of this “investment corridor”.
– As an investment purchase, it makes sense to negotiate: at a purchase price closer to 13,000 AED/m², the yield becomes more conservative and secure.
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