1. Definition of the area and data structure
Actual location: according to Dubai Land Department (DLD), the DIVINE LIVING building belongs to the Al Barshaa South Third area within the Arjan master project. The data for the building is clearly identified by the official name DIVINE LIVING for whole-building analysis and by the “1 bedroom” filter for analysis of this specific apartment type.
DLD records show high sales activity for apartments in this building: more than 180 transactions have been registered for the “Flat” stock, 1 bedroom.
2. Sales dynamics and structure
Transaction frequency:
The volume of transactions for 1-bedroom apartments in DIVINE LIVING has remained consistently high over the last four quarters (from 15 to 19 deals per quarter), confirming good liquidity for both primary and secondary market units.
Average price per square metre dynamics for 1-bedroom apartments:
– Q3 2023: 10,362 AED/m²
– Q4 2023: 10,930 AED/m²
– Q1 2024: 10,802 AED/m²
– Q2 2024: 10,418 AED/m²
Average price per m² in Al Barshaa South Third for comparison:
– Q3 2023: 12,978 AED/m²
– Q4 2023: 11,701 AED/m²
– Q1 2024: 12,397 AED/m²
– Q2 2024: 13,363 AED/m²
Over the last 12 months:
– Average price per m² in DIVINE LIVING (1 bedroom): 12,171 AED/m².
– Average price per m² in the area (1 bedroom): 14,154 AED/m².
Thus, the average price level in the building under review is 14% below the area average — a factor that increases its attractiveness for both end users and investors.
3. Rental market and yield (ROI) analysis
According to the DLD database, there are no recorded rental contracts specifically in DIVINE LIVING or in the Arjan master project for the “1 bedroom” type. However, there is a sufficient number of aggregated rental contracts for the Al Barshaa South Third area.
Average rental indicators:
– Average annual rent in the area over the last 12 months: 953 AED/m².
– Historical dynamics show confident growth: back in 2020 the average rate was 550–710 AED/m², while by mid‑2024 the average had increased to 823–871 AED/m² (in recent quarters).
ROI calculation:
– Since there is no direct rental data for the building, ROI is calculated based on area rental rates.
– Average gross ROI in the area over the last 12 months: 953 / 14,154 ≈ 6.7%
– If we estimate the potential yield of purchasing an apartment in DIVINE LIVING by analogy with the area, at the current price of 12,171 AED/m², the potential ROI (assuming a typical area rental rate) would be 953 / 12,171 ≈ 7.8% (before expenses).
Adjustment to net yield (net ROI), taking into account entry costs (total ~7%):
– Net ROI for the area: around 6.3%
– Net ROI for the building (assuming rental at the average area rate): around 7.3%
4. Fair price range for an investor (target ROI 7–8%)
At the area level:
– Fair price for 8% ROI: 953 / 0.08 ≈ 11,900 AED/m²
– Fair price for 7% ROI: 953 / 0.07 ≈ 13,600 AED/m²
The current average market price in DIVINE LIVING (12,171 AED/m²) would be roughly in the middle of this range. For an investor targeting a 7–8% annual yield, this price can be considered “investment‑fair” and does not require a significant discount to the market (assuming the unit is rented out at the average market rate).
5. Conclusions on liquidity, outlook and comparison with the area
– Transaction activity in DIVINE LIVING is high; demand for one‑bedroom apartments has been confirmed over the past several quarters.
– The building trades at a noticeable discount to the area average (–14%), which makes it more attractive to buyers than competing properties in the same location.
– In the absence of direct rental transactions for the building, we rely on area rental rates. The potential ROI for a landlord at today’s purchase prices is in the 6.7–7.8% range before expenses, which is a strong figure for Arjan.
– Price and rental dynamics in the area are positive; rental growth is outpacing price growth, which supports investment appeal over a 3–5 year horizon.
Limitations:
– There is no rental data specifically for DIVINE LIVING — all yield conclusions are based on DLD area data.
– For a final individual assessment, it is important to clarify the specifics of the particular apartment (view, floor, fit‑out).
– The fair price range is defined as indicative for a buy‑to‑let strategy targeting 7–8% ROI, without factoring in vacancy risk and individual cases of illiquid layouts.
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