1. Definition of the area and data structure
Actual location: According to DLD, the Empire Residence building is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project. All conclusions at the “building level” are based on direct filters for Empire Residence. For area-wide comparison, we used transactions for studio apartments and all apartments in Al Barsha South Fourth.
2. Liquidity and market activity
There have been 65 recorded transactions for studios in Empire Residence. The highest activity was in 2024 (38 deals), with a substantial volume also in 2023 (18 deals), and recent sales in 2025 (8 deals as of the current cut-off). This indicates stable investor demand and relatively high liquidity for studios in this project.
On the rental side, 32 rental contracts for studios in the project have been recorded, 17 of which were signed over the last 12 months — a typical level for a building with a large investor pool and new landlord-owners.
3. Sale price dynamics (per m²)
Empire Residence shows a confident upward trend in the average price per m² for studios:
– In 2022, the average transaction price was around 11,338 AED/m².
– In 2023, quarterly values ranged from 10,200 to 13,882 AED/m².
– In 2024, there was a significant increase: 11,074–15,089 AED/m².
– The latest recorded 2025 deals have stabilized at 14,441–16,216 AED/m² (in recent quarters).
Against the backdrop of Al Barsha South Fourth over the same period: at the end of 2022 — 9,682 AED/m², with a gradual step-by-step increase to 15,126–15,693 AED/m² (2024–2025). It is clear that studios in Empire Residence have been trading at or slightly above the area’s average market level (a difference within 2–3%).
Average price over the last 12 months:
– Building (studios): 15,415 AED/m² (5 recent transactions).
– Area (all apartments): 15,127 AED/m² (17,620 transactions, typical for a large, mass-market district).
4. Rental rate dynamics and benchmark
The average rental rate in Empire Residence over the last 12 months for studios was 1,372 AED/m² per year. For Al Barsha South Fourth, the comparable figure (all apartments) was 1,048 AED/m² per year.
Quarterly breakdown for the building shows the following trend:
– In 2024: 1,292–1,466 AED/m²; in 2025: 1,351–1,470 AED/m² per m² per year.
– For comparison, in the area over the same quarters: 849–1,067 AED/m². The area also shows a clear growth in rental rates, but the gap versus Empire Residence consistently remains at around 20–27%.
5. Yield comparison and fair price
Yield calculation for the last 12 months:
– Projected brutto-ROI for studios in Empire Residence = 1,372 / 15,415 = 8.9% per annum.
– Brutto-ROI for the area (average for all apartments): 1,048 / 15,127 = 6.9% per annum.
Taking into account initial costs (7–8% for transaction and registration), the net yield for Empire Residence will be around 8.2–8.3% per annum (net-ROI = brutto-ROI / 1.07…1.08).
For the area, the result is slightly lower and closer to typical values for JVC.
The so-called “fair investor price range” for the building is:
– 1,372 / 0.08 = 17,150 AED/m²
– 1,372 / 0.07 = 19,600 AED/m²
The market is trading at roughly 82–90% of the fair investment range, based on current rental rates in the building. Owners and sellers may consider negotiating with a premium if they bring the unit to top condition or target a yield of 7%+.
6. Investor conclusions
Empire Residence (studios) is a highly liquid format with rapidly growing sales and rentals, consistently outperforming the area average both in price and yield. The actual brutto-ROI for studios over the past year is about 8.9%, which is above the area average. Net-ROI after fees is in line with the current investment standard of “from 8%”, with a solid buffer to the fair price for those who may want to exit quickly.
The long-term potential in terms of yield and liquidity resilience is high, especially with competent asset management and proper property maintenance.
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