1. Definition of the area and data structure
Actual location: According to DLD, DIAMOND VIEWS 2 is located in Al Barsha South Fourth and is part of the large master project Jumeirah Village Circle.
The DLD database contains 64 transactions over recent years for 1-bedroom apartments in this building, which allows for a full-scale sales analysis, including by quarter. There are no rental contracts in DLD for this building and this unit type, so all rental indicators are assessed at the level of Al Barsha South Fourth, which fully covers the building’s location.
2. Liquidity of the property and the area
Over the past 4 years, DIAMOND VIEWS 2 has seen regular transactions for 1BR apartments – on average 6–12 deals per year, which indicates a stable level of market activity and consistent buyer demand. In Al Barsha South Fourth, both sales and rental markets are sizable (over 120,000 rental contracts in recent years across the entire residential stock), which confirms high liquidity.
3. Sale price dynamics, building and area
In 2020, the average price per m² in DIAMOND VIEWS 2 for 1BR apartments ranged from 3,499 to 5,965 AED. From 2021 onwards, the price trend turned upward: quarterly averages increased from 4,600–6,000 AED/m² to 7,500–10,200 AED/m² as of 2025.
For comparison, in Al Barsha South Fourth (1BR, completed units) the starting price per m² in 2020 was 7,800–8,800 AED, reaching 12,500–14,500 AED/m² by 2023–2024. Thus, apartments in DIAMOND VIEWS 2 are on average significantly more affordable than comparable properties in the area, with a gap of 25–40% throughout the entire review period.
Over the last 12 months, the average purchase price for a 1BR in DIAMOND VIEWS 2 was 9,761 AED/m², while the area average was 14,403 AED/m².
4. Rental rate dynamics in the area
There is no direct data on actual rents for 1BR units in DIAMOND VIEWS 2. All rental analysis is based on big data for Al Barsha South Fourth (Residential, all apartments): the average rent per m² per year in 2020 Q1 was 665 AED/m²/year, in 2022 it was 650–680 AED, and the peak values are observed in 2024–2025 at 962–1,067 AED/m²/year.
Over the last 12 months, the average annual rental rate for all apartments in the area is 1,031 AED/m².
5. Price comparison and yield (ROI) calculation
For 2024–2025, the current average purchase price in DIAMOND VIEWS 2 is significantly below the area benchmark (a 30–35% discount in favor of DIAMOND VIEWS 2; for an investor this means a lower entry ticket, but potentially more limited capital appreciation).
ROI can only be calculated based on area averages, as DLD does not show valid rental data specifically for DIAMOND VIEWS 2.
– Average purchase price over the last 12 months in DIAMOND VIEWS 2: 9,761 AED/m².
– Average rent over the last 12 months in the area: 1,031 AED/m²/year.
– Gross yield for an investor buying in DIAMOND VIEWS 2 (using the area rental rate as a proxy): 1,031 / 9,761 = 10.6% per annum.
– Comparable ROI for apartments at area prices: 1,031 / 14,403 = 7.2% per annum.
After adjusting for transaction costs (4% DLD, 2% broker, another 1–2% miscellaneous, in total around 7–8%), the actual net yield declines: for DIAMOND VIEWS 2 to about 9.8–10.0% (gross ROI / 1.07–1.08), and for the area to 6.7–6.8%.
6. Assessment of the investment fair value range
For investors targeting a 7–8% annual yield, the fair purchase range for the area lies between 12,888–14,730 AED/m² (reference: 1,031 / 0.08 – 1,031 / 0.07). DIAMOND VIEWS 2 is currently trading well below these levels. This indicates the presence of a “discount” to the area – either the investor will be able to achieve a yield above the typical “investment ceiling” thanks to the low entry price (provided rental demand is confirmed), or the area as a whole is experiencing a local overvaluation driven by new developments/premium segment.
7. Outlook
Given the stable liquidity, regular transaction turnover, pronounced price discount versus standard properties in the area, and the steady growth of rental rates, DIAMOND VIEWS 2 may be of interest to an investor focused on strong current cash flow. However, the absence of direct data on actual rents for this specific building in DLD requires careful verification of rental demand for particular units before purchase. The probability of capital appreciation in line with the wider area for DIAMOND VIEWS 2 appears limited, but payback via rental income is above the market average.
Bottom line: an investment-attractive building with a 9–10% annual yield when buying at recent transaction levels, but additional due diligence on rental liquidity in DIAMOND VIEWS 2 itself is necessary. The Jumeirah Village Circle (Al Barsha South Fourth) area remains one of the most active and liquid in terms of both sales and rentals.
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