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1. Definition of the area and data structure
Actual location: According to DLD, the DIAMOND VIEWS 1 building is located in the Al Barsha South Fourth area, within the Jumeirah Village Circle (JVC) master project. The DLD database records a substantial volume of sales and lease contracts for this building and the surrounding area, which makes it possible to correctly benchmark its performance against the wider location.
2. Liquidity and demand analysis
Over the past 2–3 years, DIAMOND VIEWS 1 has shown a stable number of sale transactions: on average 3–10 deals per quarter for apartments (Flat), with active turnover throughout the entire review period. This indicates steady demand and a certain level of liquidity on the secondary market. The rental database shows more than 600 contracts over just the last few years (for the entire building, not only for two-bedroom units), with a typical number of new contracts at 15–35 per quarter. The building is in demand among both buyers and tenants.
3. Sale price dynamics (AED/m²) for the building and the area
The average price per square meter in DIAMOND VIEWS 1 is noticeably below the average level for Al Barsha South Fourth. Over the last 12 months, the building has shown an average price of 9,381 AED/m², while the average for the area over the same period is 15,057 AED/m².
Historically, the building has demonstrated volatility: quarterly values have fluctuated between 6,400 and 11,000 AED/m² over the past 2 years. At the same time, price dynamics in the area are significantly stronger, with the level of outperformance consistently in the 40–60% range relative to DIAMOND VIEWS 1. This points to the building being positioned in a more affordable segment of JVC, with lower capital appreciation but potentially attractive yield for an investor.
4. Rental rate dynamics (AED/m² per year)
The average rental rate in DIAMOND VIEWS 1 across all apartments stands at 917 AED/m² over the last 12 months, while in Al Barsha South Fourth this figure is higher at 1,043 AED/m². Over time, the building shows moderate growth: the average rate at the beginning of 2023 was 660–760 AED/m², and in recent quarters it has risen to 900–1,000 AED/m², reflecting the broader JVC market trend driven by migration-related demand. The rental market in the building remains resilient.
5. ROI comparison and “fair price range”
– The gross yield of DIAMOND VIEWS 1 over the last 12 months is around 9.8% per annum (917 / 9,381).
– For the area as a whole, the comparable ROI level is ~6.9% per annum (1,043 / 15,057).
– After deducting typical transaction costs (7%), the effective net yield for the building is ~9.2%, and for the area ~6.5%.
– The ratio of average prices to rental rates indicates that DIAMOND VIEWS 1 offers a higher current annual yield relative to the market, while lagging the area in terms of capital growth.
– For investors targeting a 7–8% annual return, the “fair” purchase price range in this building is 11,400–13,100 AED/m² (calculation: rent/0.08 and rent/0.07), which is above the current average sale prices in the building. At the area level, the fair price would fall to 13,000–14,900 AED/m² — closer to actual area prices.
– Conclusion: the building may be of interest to investors who prioritize income over capital appreciation.
6. Conclusion and outlook
DIAMOND VIEWS 1 is located in the active and dynamic JVC area, but sells at a significantly lower level than the typical pricing in Al Barsha South Fourth. The building may appeal to an investor seeking high gross yields of up to 9–10%, supported by moderately growing rents; however, substantial capital appreciation should not be expected — the residential market in JVC as a whole is moving into a stable phase, with muted price dynamics in established segments. The building’s liquidity remains high; based on aggregated DLD data, the risk of prolonged vacancy or value loss is minimal.
7. Summary table of 12‑month average values
– Sale price per m², building: 9,381 AED
– Sale price per m², area: 15,057 AED
– Rent per m² per year, building: 917 AED
– Rent per m² per year, area: 1,043 AED
– Gross ROI, building/area: 9.8% / 6.9%
– Net ROI (including costs), building/area: 9.2% / 6.5%
– “Fair” price range for an investor (7–8% ROI in the building): 11,400–13,100 AED/m² (above the building’s current market level, below or close to the market level for the area)
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