1. Area definition and data structure
Actual location: according to open DLD data, the EATON PLACE building is located in Al Barsha South Fourth, within the master project Jumeirah Village Circle (JVC). The official filter by building is EATON PLACE, and by unit type — 2 bedrooms.
The DLD database records 38 transactions for two-bedroom apartments (2 b/r) in this building.
2. Dynamics and levels of apartment sale prices
Analysis of the average price per square metre in EATON PLACE for 2-bedroom apartments shows a notable increase over the past 3 years:
- In 2020–2021, average values ranged from 4,100 to 7,600 AED/m².
- In 2022, there was a jump to 11,400 AED/m².
- In 2023, the average price stabilised in the range of 9,500–12,300 AED/m².
- Over the last 12 months, the average transaction price in the building stands at 12,924 AED/m².
For comparison, Al Barsha South Fourth (2 b/r) also shows steady growth:
- In 2020 — 6,250–7,125 AED/m²,
- In 2023 — 10,300–11,500 AED/m²,
- Over the last 12 months, the average transaction price in the area is 12,865 AED/m².
The figures for the building and for the area are almost identical. Transactions in the building occur regularly, which indicates good liquidity.
3. Rental and yield analysis
Across both sources (building and area, 2 bedrooms), there have been no valid rental contracts with confirmed rates in the DLD database over the last 12 months. It was not possible to identify a single current rental contract in the DLD database either for the building itself or for the entire area with the type “2 bed rooms” and correct parameters (residential property, valid unit size and contract amount, current period).
Accordingly, it is not possible to accurately calculate, based on DLD data, the average rental rate, yield (ROI), or a fair investment price range. Analysing regional or marketing rental rates without confirmation in DLD is not acceptable.
4. Conclusions for the investor
- The asset’s liquidity is supported by facts: transactions in the building take place almost every year, and the average price per m² is in line with the JVC and Al Barsha South Fourth market.
- Price growth in both categories is significant: over three years, the price level for 2-bedroom apartments in the building has almost doubled.
- For rental and yield, it is not possible to provide substantiated recommendations or estimates without data on actual rental rates. Relying on “typical market figures” is incorrect, as there are no DLD rental contracts in the sample.
- The building, like the entire area, demonstrates solid price growth and a sufficient volume of transactions; however, to select it as an investment asset specifically for rental income, the property should be analysed separately or one should wait for DLD rental contract data to appear.
5. Outlook
EATON PLACE and the JVC area remain in demand among buyers, with confidently positive price dynamics. However, it is not possible to forecast a fair investment purchase range targeting a 7–8% annual yield based solely on official DLD statistics due to the absence of valid rental data.
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