1. Definition of the area and data structure
Actual location: according to DLD, Dawn By Binghatti is located in Al Barsha South Fourth, master project Jumeirah Village Circle. All further benchmarks/comparisons are based on this area definition.
For the building, 96 sales (2024–2025) and 65 rental contracts have been recorded. The data for both sales and rentals is sufficiently extensive.
Type of unit analyzed: Studio (0BR), which in the DLD database is marked as studio for both sales and rentals. All calculations refer specifically to this property type.
2. Liquidity analysis (transaction volumes and demand)
Sales transactions:
– 96 transactions in Dawn By Binghatti over the entire history of the building (effectively from Q4 2024 to Q4 2025).
– In the area (Al Barsha South Fourth, JVC) the transaction volume for studios is very high: thousands of deals per quarter — the location is extremely liquid, and demand for this segment is strong.
Rentals:
– 39 studio rental contracts have been recorded in Dawn By Binghatti over the last 12 months.
– In the area, more than 6,000 studio rental contracts have been recorded over 12 months — the rental market is clearly well developed.
3. Price dynamics over 3–5 years (building and area)
Dawn By Binghatti (Studio):
– Q4 2024: 19,900 AED/m²
– Q1 2025: 17,600 AED/m²
– Q2 2025: 17,600 AED/m²
– Q3 2025: 25,400 AED/m² (spike)
– Q4 2025: 20,975 AED/m²
Next 12 months: average transaction price — 21,754 AED/m² for studios in the building.
Al Barsha South Fourth, JVC (Studio):
– 2020–early 2022: 11,000–15,000 AED/m² (even lower at times)
– 2023: 12,900–15,400 AED/m²
– 2024: 15,400–16,000 AED/m²
– 2025: growth continues, Q4 2025 — 18,150 AED/m²
Average price over 12 months in the area: 17,663 AED/m² (based on 5,510 studio transactions).
Comparison: Dawn By Binghatti is currently about 23% more expensive than the area average (building ≈ 21,750 AED/m²; area ≈ 17,660 AED/m² for studios over the last 12 months).
4. Rental dynamics over 3–5 years (building and area)
Dawn By Binghatti (Studio, rent):
– Q2 2025: 1,256 AED/m²/year (1 contract)
– Q3 2025: 1,285 AED/m²/year (23 contracts)
– Q4 2025: 1,389 AED/m²/year (14 contracts)
– Q1 2026: 1,364 AED/m²/year (1 contract)
Average rent in the building over the last 12 months: 1,324 AED/m²/year.
Al Barsha South Fourth (Studio, rent):
– 2020: 600–730 AED/m²/year
– 2021: 590–670 AED/m²/year
– 2022: 750–820 AED/m²/year
– 2023: 900–970 AED/m²/year
– 2024: 1,030–1,150 AED/m²/year, upward trend
– Q4 2025: 1,241 AED/m²/year, Q1 2026: 1,266 AED/m²/year
Area average over 12 months: 1,289 AED/m²/year (based on 6,292 studio contracts).
Comparison: rents in Dawn By Binghatti are slightly above the market (by ~2.7%).
5. ROI and investment potential
Calculations based on the last 12 months and only DLD-verified data for studios:
– For Dawn By Binghatti:
– Average purchase price: 21,754 AED/m²
– Average rent: 1,324 AED/m²/year
– ROI_gross: 6.1% per annum
– Taking into account transaction costs (7–8% on entry): ROI_net ≈ 5.65–5.7% per annum
– For Al Barsha South Fourth (JVC, studios):
– Average price: 17,663 AED/m²
– Average rent: 1,289 AED/m²/year
– ROI_gross: 7.3% per annum
– ROI_net: about 6.8–6.9%
Fair price range for an investor targeting a 7–8% annual yield (based on average rental rates over the last year):
– For Dawn By Binghatti: 16,600–18,900 AED/m² (to reach 7–8% ROI from the current rent of 1,324 AED/m²)
– For the area: 16,100–18,400 AED/m²
The current average price in the building is noticeably above this range, so to achieve a 7–8% annual yield, a discount of around 14–23% to the latest transaction prices in the building is required.
6. Key takeaways
– Dawn By Binghatti is a new and in-demand project with high liquidity in both sales and rental contracts for studios.
– Purchase prices in the building carry a substantial premium to the JVC/Al Barsha South Fourth market (by ~23%).
– Price growth in the area is confirmed; however, the building’s premium exceeds its yield potential — the current ROI for studios here is around 6.1% per annum (5.7% net), which is below the average market level for studios in the area (7.3% gross, 6.8–6.9% net).
– For yield-focused investors, Dawn By Binghatti is more of a liquid but premium segment.
– To reach a 7–8% annual yield, a studio in this building needs to be purchased at a discount to the average transaction price of the last year. Alternatively, other projects in JVC should be considered.
– The outlook for the area (JVC/Al Barsha South Fourth) as a whole remains positive: the number of sales and rental contracts continues to grow, and average market rates are steadily increasing for both sales and rentals.
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