1. Definition of the area and data structure
Actual location: according to DLD, DIAMOND VIEWS 3 is located in Al Barsha South Fourth, master project Jumeirah Village Circle (JVC). Using the building_name_en filter leads to analysis of this specific building, which is confirmed by the unique name match.
Data volume: for DIAMOND VIEWS 3, 195 sales have been recorded, including 11 two-bedroom apartments (2 b/r) over the past few years. Analysis of rental contracts in DLD is carried out by project_name_en, since building_name_en is not available for rentals; for the DIAMOND VIEWS 3 project, 1058 valid rentable apartments are registered, but there are zero direct documents specifically for two-bedroom units. Therefore, the entire pool of apartments in the project is used for the rental analysis.
2. Transaction frequency and liquidity
The chart of actual transactions for two-bedroom apartments shows stable activity year on year:
– 2021: 2 deals
– 2022: 4 deals
– 2023: 3 deals
– 2024: 2 deals (as of today)
The transaction frequency for the 2BR segment is relatively low, but given the age of the building and the size of the asset, liquidity is at a moderate level — deals take place every year. Across Jumeirah Village Circle, there are several thousand transactions annually for 2BR apartments: over the past year alone, more than 2,300 2BR deals were concluded within the JVC master project, and slightly more across the wider area.
3. Sale price dynamics per square metre
For DIAMOND VIEWS 3, 2BR apartments, prices per square metre by period in 2021–2024:
– First half of 2021: around 4,200 AED/m²
– 2022: growth from 5,300 to 6,440 AED/m²
– 2023: further growth to 7,200–7,850 AED/m²
– End of 2024: the last recorded level — average 8,868 AED/m²
Thus, over 3 years, prices for two-bedroom apartments in this building have roughly doubled.
For comparison, across Jumeirah Village Circle (2BR) over the same period:
– 2021: 7,100–8,000 AED/m²
– 2022: 8,300–9,000 AED/m²
– 2023: 10,300–11,500 AED/m²
– 2024: the last 4 quarters — 11,300–12,200 AED/m², with a 12‑month average of about 12,926 AED/m² for JVC and 12,920 AED/m² for the wider area
DIAMOND VIEWS 3 has always traded at a discount to the average JVC prices. In the latest period (2024) the gap is still significant — across JVC (2BR) the average price exceeds 12,900 AED/m², while recent 2BR deals in DIAMOND VIEWS 3 are around 8,900 AED/m² (a difference of more than 30%).
Over the past 12 months there have been no 2BR sales in this particular building, so there is no direct current value for the building itself. The benchmark for investors and sellers is the JVC average for two-bedroom units.
4. Rental market (according to DLD)
There are no rental contracts in the database explicitly specifying “2 bed rooms” for DIAMOND VIEWS 3 — either they were not declared as 2BR, or the type was not indicated correctly. However, more than 1,000 valid contracts of all apartment types have been recorded for DIAMOND VIEWS 3, of which 138 were signed over the last 12 months with correct unit size and rate.
The average annual rental rate per square metre for the DIAMOND VIEWS 3 project (all apartments) over the last year is 854 AED/m² per year. This is a real averaged base, but not specific to 2BR (no direct data). Since 2BR units are typically slightly cheaper per m² than one-beds but more expensive than studios, the actual 2BR rate will be close to this average, with a possible deviation of 5–10%.
For Jumeirah Village Circle and the wider area there is no comparable per‑square‑metre rental data (given DLD’s structure), so for benchmarking we use the rate for DIAMOND VIEWS 3 as a whole.
5. Comparison of price and rental rate, ROI calculation
– Average 2BR transaction price in DIAMOND VIEWS 3 for the last quarter: 8,869 AED/m²
– Benchmark across JVC (2BR): 12,926 AED/m² over 12 months
– Average rent in DIAMOND VIEWS 3 (all apartments): 854 AED/m²/year over 12 months
Indicative yield calculation:
– Gross ROI for DIAMOND VIEWS 3 (based on the average of recent sale prices and the average rental rate) is: 854 / 8,869 ≈ 9.6% per annum (building-based calculation; upside potential if the property is purchased at the latest achieved sale prices)
– If calculated using the JVC market benchmark (average price 12,926 AED/m²): 854 / 12,926 ≈ 6.6% per annum (gross ROI when buying at market level)
Net ROI (taking into account typical costs: registration, agency fee, ancillary expenses ~7%):
– For DIAMOND VIEWS 3: 9.6% / 1.07 ≈ 9%
– For a purchase at the JVC average price: 6.6% / 1.07 ≈ 6.1%
6. “Fair price range” for an investor targeting 7–8% ROI
If your target yield is 7–8% per annum (gross), then the “fair entry range” is:
– Minimum acceptable price: 854 / 0.08 = 10,675 AED/m²
– Maximum: 854 / 0.07 = 12,200 AED/m²
Current DIAMOND VIEWS 3 deal levels (8,900 AED/m²) are noticeably below this band, which suits an investor looking to buy at a high yield. If you plan to sell with an investment‑driven buyer in mind, you should target a range of 10,700–12,200 AED/m². Today, actual transactions are below this range, which may be explained by the building’s condition, its positioning versus new supply in JVC, or a temporary liquidity dip specific to this asset.
7. Summary and outlook
– The average 2BR price range in DIAMOND VIEWS 3 is significantly lower not only than JVC and the wider area, but also than what would be implied by a typical investor’s target yield.
– Project liquidity is moderate — 2–4 transactions per year for 2BR units, which is consistent with the building’s size.
– Over the past three years, 2BR prices in DIAMOND VIEWS 3 have risen by more than 100%, yet the building still trades 30–35% below the JVC market.
– A realistic rental benchmark for the building is 850–900 AED/m²/year — this is the level reflected in the latest 100+ DLD contracts. ROI for a buyer in DIAMOND VIEWS 3 is currently higher than the area average. By comparison, if you buy an average apartment at the JVC price level, yields move closer to 6–6.5% per annum.
– From an investment perspective, DIAMOND VIEWS 3 is currently one of the most accessible options in terms of pure yield, but potential additional costs related to the building’s technical condition or age should be factored in (an indirect driver of the discount).
– If the JVC market maintains solid demand, there is potential for DIAMOND VIEWS 3 prices to gradually converge towards the area benchmark, but over the next 1–2 years the main return is likely to come from the current high ROI rather than capital appreciation.
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