1. Definition of the area and data structure
Actual location: According to DLD, Dusk by Binghatti is located in Al Barsha South Fourth and belongs to the master project Jumeirah Village Circle. All calculations and comparisons below are based on these administrative units to ensure a clear like‑for‑like comparison of samples.
Data volume and structure:
– 130 apartment transactions in this building have been recorded. The 1-bedroom (1 b/r) segment is used as the core of the analysis to avoid distortions from other unit types.
– For rentals over the past 12 months, the building already has registered contracts for 1-bedroom units (including “1bed room+Hall” formats), which allows us to calculate the in-building market level. For the wider area, the rental sample is very large (24,171 contracts per year), providing a reliable benchmark.
2. Transaction and price dynamics over 3–5 years
Transaction frequency:
– The main volume of transactions in the building under review is concentrated in 2024 (Q4), which is typical for new projects and indicates completion of construction around this time. In subsequent quarters of 2025, the number of deals declines rapidly (3–18 transactions per quarter).
Average price per m² dynamics (1-bedroom apartments):
– In Dusk by Binghatti there has been a rapid increase in the average price per m² over the last 5 quarters: from 14,600 AED/m² (Q4 2024) to 17,100 AED/m² (Q4 2025). The 12‑month average stands at 15,528 AED/m².
– By comparison, in Al Barsha South Fourth the trend is smoother: from 12,300 to 15,000 AED/m² between January 2023 and the end of 2025, with a 12‑month average of 14,416 AED/m². Thus, the building trades at a 7–8% premium to the area benchmark for comparable units.
3. Rental dynamics and levels
Rental rates over the last 12 months:
– In the building itself, based on registered DLD contracts, the average annual rent for 1-bedroom apartments is about 1,065 AED/m². For comparison, the area average is 975 AED/m² per year, roughly 9% lower.
– Aggregated data shows stable demand: in recent quarters new contracts in Dusk by Binghatti are regularly registered, with rental rates in the 989–1,101 AED/m² range in the quarters of 2025.
Area-wide dynamics also show confident growth: from 800 AED/m² at the beginning of 2024 to over 1,000 AED/m² by the end of 2025.
4. ROI comparison and investment fairness of prices
12‑month ROI calculations (based on DLD, only current data):
– For the building:
– Average purchase price (1-bedroom, last 12 months): 15,528 AED/m².
– Average annual rent: 1,065 AED/m².
– Gross ROI (brutto): 6.9%.
– Taking into account entry costs (~7% transaction costs): Net ROI ~6.5%.
– For the area:
– Average purchase price (comparable segment, last 12 months): 14,416 AED/m².
– Average annual area rent: 975 AED/m².
– Gross area ROI: 6.8%.
– Including costs: Net area ROI ~6.4%.
Market fairness of the price:
– For a target yield of 7–8%, the fair purchase price in this building (based on confirmed rents) is 13,300–15,200 AED/m².
– Current transaction prices are closer to the upper bound, and for a number of deals in the building even slightly exceed the “investment‑rational range” (especially in the most recent quarters).
– To achieve 7–8% per annum given current rental demand, a buyer should reasonably aim for a 2–5% discount to current prices in Dusk by Binghatti, or focus strictly on units at the lower end of the price range of new transactions.
5. Liquidity and outlook
– For the building: solid transaction volumes at handover stage, and confirmed rental demand for 1-bedroom units indicate normal liquidity, even though the project is new.
– For the area: a steadily growing market, strong rental demand, and a stabilized cost of ownership (rent/price) both for the area and for the building.
– Compared with the area, Dusk by Binghatti already shows a modest premium, justified by its newness and likely superior finishes. For a long‑term investor it is reasonable to target a net ROI range of 6.4–7% — higher yields will be difficult to achieve without substantial market growth.
6. Conclusion
Dusk by Binghatti is a recent project with normal liquidity, and the rental benchmark is confirmed by DLD contracts specifically for this building. Yields are comparable to the wider area; the 7–8% price premium to the area effectively absorbs the relative upside potential, but does not look excessive for a new and liquid asset. For an investor, the fair price range is 13,300–15,200 AED/m²; deals above the upper bound may result in a net ROI below 6.5%. The underlying DLD data allows for robust calculations specifically for the 1-bedroom apartment segment.
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