1. Definition of the area and data structure
Actual location:
According to DLD, the building DIAMOND VIEWS 2 belongs to the Al Barsha South Fourth area and the Jumeirah Village Circle master project. All subsequent calculations are based specifically on this area and master project, which fully corresponds to the structure of the DLD database.
Data structure and availability:
There are 17 recorded transactions for two‑bedroom apartments (2 b/r) in DIAMOND VIEWS 2, which allows us to track sales dynamics for the building over recent years. No valid rental contracts were found for the building or the master project over the last 12 months, so for the rental block we use benchmarks for the entire Al Barsha South Fourth area.
2. Sales analysis
Transaction frequency and dynamics:
Sales of two‑bedroom apartments in DIAMOND VIEWS 2 have taken place over the last 3 years, with pronounced spikes in certain quarters (from 1 to 5 deals per quarter). An increase in transaction frequency is visible during 2024.
Average price per square metre dynamics for the building:
The average price per m² in DIAMOND VIEWS 2 for two‑bedroom apartments has ranged between 5,068–7,534 AED/m² in different quarters. Over the last 12 months, the average price has risen to 6,735 AED/m². Growth is evident: while in 2022 the average was around 5,000–5,100 AED/m², by 2024 it confidently exceeded 7,400 AED/m² in the best quarters.
Average price per square metre dynamics for the area:
For comparison, the entire Al Barsha South Fourth location shows significantly higher levels: the average price per m² for transactions in the area over the last 12 months amounted to 15,547 AED/m². Quarterly dynamics in the area are stable, with a smooth increase (from 10–12k AED/m² in 2020–2022 to 14–15k AED/m² in 2024).
Comparison:
DIAMOND VIEWS 2 is noticeably cheaper per square metre than the wider area (the current level in the building is almost 2.3 times lower than the area average), making it one of the most budget‑friendly offerings in this location.
3. Rental analysis
No rental contracts have been found for the specific building or master project over the last 12 months, so the assessment is based on average rental rates for the area.
The average rental rate in Al Barsha South Fourth over the last 12 months is 1,046 AED/m²/year. Between 2022 and 2024, rents increased from approximately 620–800 to 1,046 AED/m², and in the most recent quarters exceed 1,050 AED/m².
4. Yield (ROI)
Since there is no valid data on long‑term rentals for DIAMOND VIEWS 2, yield can only be estimated using the area benchmark.
– Average purchase price per m² in DIAMOND VIEWS 2 (last 12 months): 6,735 AED.
– Average rental rate in the area (last 12 months): 1,046 AED/m²/year.
Gross yield for the area:
ROI_brutto = 1,046 / 6,735 ≈ 15.5% per annum (for an owner targeting market‑level rents for the area).
Typical adjusted yield, taking into account transaction costs (taxes, commissions, registration — in total about 7–8% of the entry price):
ROI_net ≈ 15.5% / 1.07–1.08 ≈ 14.4–14.5% per annum.
5. Fair price range for an investor
For a target yield of 7–8% per annum, the fair purchase price (based on the area) is in the following range:
– Lower bound (8%): 1,046 / 0.08 ≈ 13,075 AED/m².
– Upper bound (7%): 1,046 / 0.07 ≈ 14,943 AED/m².
The current market price in DIAMOND VIEWS 2 (6,735 AED/m²) is significantly below this range, which theoretically allows an investor to achieve roughly double the yield relative to the typical benchmark for the area. However, it is important to factor in the specifics of the building itself and possible differences in liquidity and demand (for example, product concept, age and class of the building).
6. Liquidity and conclusions
The transaction volume for two‑bedroom apartments in DIAMOND VIEWS 2 is moderate (17 deals over 3 years), which indicates existing demand and some market activity, although noticeably lower than for the area as a whole.
Al Barsha South Fourth and Jumeirah Village Circle remain highly active both in terms of the number of transactions and the volume of rental contracts signed.
The significant price gap between DIAMOND VIEWS 2 and the wider area creates room for high yields for an investor, but such a gap may be driven by the building’s age, lower attractiveness of the management company and/or other risk factors.
For a yield‑driven investor, DIAMOND VIEWS 2 at the current DLD price level offers potentially one of the highest ROIs in its class in Jumeirah Village Circle, but before investing it is advisable to carefully assess the technical condition and operational quality of the building, as well as the mechanics of real rental demand.
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