1. Area definition and data structure
Actual location: According to DLD data, Dawn By Binghatti is located in Al Barsha South Fourth, within the Jumeirah Village Circle (JVC) master community. All further comparative calculations by area and master project are based exclusively on this confirmation.
Data volume: There have been 96 transactions with studio apartments in Dawn By Binghatti, which allows for a meaningful analysis of price dynamics and averages both for the specific building and for the wider area.
2. Liquidity and transaction activity
Over the past 2 years there were 7 studio transactions in 2024 and 48 in 2025 (2025 data includes only deals already completed). This is quite a high level of activity for a new building; studio liquidity can be described as excellent.
Across Al Barsha South Fourth as a whole, the number of studio transactions over the last 12 months exceeds 5,000, indicating a very active residential apartment market.
3. Price dynamics and current price levels (sales)
Building: The average price from studio transactions in Dawn By Binghatti over the last 12 months is 21,754 AED/m² (27 deals). Quarterly dynamics for the building are moderately volatile: in Q4 2024 the average price was 19,895 AED/m², by early 2025 there was a slight decline to around 17,600 AED/m², followed by growth to 25,400 AED/m². This reflects the imbalance between early off-plan deals and later resales on the secondary market.
Area: Over the same period, the average transaction price in the area is significantly lower — 17,657 AED/m² across almost 5,500 deals. The area has been steadily appreciating: the average level has risen from around 13,000 AED/m² in 2022–2023 to over 17,500 AED/m² in 2025.
Conclusion: On a price-per-square-metre basis, Dawn By Binghatti is selling at a premium of around 23% to the average studio transaction level in the area.
4. Rental rate dynamics and levels
Building: According to DLD, 39 studio rental contracts were concluded in this building over the last 12 months, with an average confirmed rental rate of 1,324 AED/m² per year.
Area: In Al Barsha South Fourth the average studio rent over the last 12 months is 1,290 AED/m² per year (6,280 contracts), and is growing dynamically. The substantial contract base confirms the high rental-market liquidity of the area.
Quarterly dynamics for the building:
– Q2 2025: 1,256 AED/m²,
– Q3 2025: 1,285 AED/m²,
– Q4 2025: 1,389 AED/m².
Overall, Dawn By Binghatti rents slightly above the area average, with a premium in the range of 2–3%.
5. Yield comparison (ROI)
Based on current DLD data:
– Gross yield (ROI) for the building (studios, 12 months), calculation: 1,324 / 21,754 ≈ 6.1%.
– For the area: 1,290 / 17,657 ≈ 7.3%.
Net yield calculation (including commissions and initial costs of ≈7% of purchase price):
– For the building: 6.1% / 1.07 ≈ 5.7%.
– For the area: 7.3% / 1.07 ≈ 6.8%.
Estimation of a “fair price” for an investor targeting a 7–8% annual yield (indicative range):
– For the building: 1,324 / 0.08 ≈ 16,550 AED/m² (upper bound at 0.07: 18,910 AED/m²).
– For the area: 1,290 / 0.08 ≈ 16,125 AED/m² (upper bound at 0.07: 18,430 AED/m²).
The current average price in the building (21,754 AED/m²) is noticeably above the range that would provide an “investment-fair” yield of 7–8% at current rental rates. To reach such a yield, a discount of around 15–25% to the current building price may be required for a buy-to-let investor. Across the area as a whole, the market is closer to this range, with a smaller premium.
6. Investment outlook
Dawn By Binghatti shows high liquidity in both sales and rentals. For an investor focused on current passive income, studio prices in this building are 20–25% above the “investment ceiling” for a 7–8% ROI — the “new building” premium and likely higher quality dominate here, which is reflected in the price but significantly reduces yield.
For a strategy focused on capital growth and potential revaluation over the next 3–5 years, a bet on Dawn By Binghatti may be justified if stable demand in JVC and overall market growth are maintained, but current yields are materially below the area average. Across the area, demand for studios remains strong, and the growth in prices and rental rates is confirmed by a large number of transactions and contracts.
Summary:
– Liquidity is excellent, demand is high.
– Studio prices in Dawn By Binghatti are consistently above the JVC (Al Barsha South Fourth) market average, with a building average of 21,754 AED/m² versus 17,657 AED/m² for the area.
– Market yield (net) for a rental investor is 5.7% for the building and 6.8% for the area.
– To achieve a desired 7–8% annual yield in the building, a substantial discount from current transaction levels is required; in the wider area, pricing is closer to the “investment level”.
– JVC remains one of the largest and most dynamic districts for investors and tenants in the studio segment.
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