Skip to content
1. Definition of the area and data structure
The actual location of the Ghalia building, according to DLD data, is the Al Barsha South Fourth area, master project Jumeirah Village Circle. All further comparisons are made specifically with this area and master project. There is sufficient data in the database for this location to perform a full-scale analysis.
The DLD database contains 520 sale transactions for apartments in the Ghalia building and 2,677 rental contracts. We analyse the studio category (0BR, studio), with filtering carried out strictly according to DLD criteria.
2. Liquidity and transaction frequency
Sales activity for studios in Ghalia is stable: over the past 4 years an average of 50–75 transactions per year has been registered. Even in 2024, 61 studio sales were recorded, which indicates a high level of liquidity within the building. For comparison, across the entire Jumeirah Village Circle master project (Al Barsha South Fourth area), more than 18,000 studio transactions have been recorded over all years, confirming steady demand for this type of housing in the location.
3. Price dynamics per square metre (sales)
The average price per square metre for studios in Ghalia has shown confident growth over the past 3 years:
– At the beginning of 2021, the average level was about 7,900–9,300 AED/m².
– By the end of 2022, the price had risen to 9,200–10,500 AED/m².
– During 2023, growth continued: from 10,200 to 11,300 AED/m².
– In 2024, growth slowed and the price stabilised at 12,200–13,600 AED/m², with the average in the last quarter at around 13,100 AED/m².
Overall, over 3 years the value of studios in Ghalia has increased by more than 60%, with the market on a steadily upward trajectory.
For comparison, in Jumeirah Village Circle studio prices started at 9,900–10,200 AED/m² at the beginning of 2022 and reached 15,300–17,600 AED/m² in 2024. Thus, studios in Ghalia are currently selling on average 20–25% cheaper than comparable units in the wider area.
4. Rentals: rates and dynamics
In the Ghalia building, over the past 12 months the average rental rate for a studio has been 1,170 AED/m² per year. Across Jumeirah Village Circle, the average figure is slightly higher at 1,250 AED/m² per year.
The rental rate dynamics for the building show steady growth: in 2021 rates were in the range of 760–820 AED/m², by the end of 2022 they were around 910 AED/m², in 2023 they reached 1,060–1,200 AED/m², and recently they have moved above 1,150 AED/m².
The area shows a similar picture: over three years the average rental rate for studios has increased by roughly 60%, while the area is extremely homogeneous in terms of dynamics. The gap between the building and the area average is noticeable but fully explainable by the building’s location and its positioning.
5. Return calculation (ROI) and investment parameters
Over the past 12 months:
– Average purchase price (Ghalia, studios): 13,100 AED/m².
– Average market rent (Ghalia, studios): 1,170 AED/m².
– Rent/price ratio (gross ROI for the building): 8.9% per annum (1,170 / 13,100).
– For the area as a whole, the comparable figures are: 17,064 AED/m² (sale) and 1,251 AED/m² (rent), gross ROI – 7.3%.
Thus, Ghalia studios deliver a higher yield than the area average, due to a lower entry price with comparable rental rates.
After adjusting for standard transaction costs (7–8% of the purchase amount, including commission and taxes), the expected net yield (net ROI) for Ghalia is about 8.2–8.3% per annum (a reduction of ~7% relative to the gross ROI). For the area, net ROI is estimated at 6.8–6.9%.
Based on the achieved rental level, the “fair reference range” of entry prices for an investor targeting 7–8% per annum is:
– For Ghalia: a fair purchase range for studios of 14,600–16,700 AED/m². Current prices in the building (13,100 AED/m²) are even below the lower bound, which explains the attractive yield.
– For the area: a fair range of 15,600–17,900 AED/m². The current average transactions over the last 12 months (17,064 AED/m²) fall roughly in the middle of this corridor, indicating a market without obvious overheating.
6. Conclusions and outlook
Ghalia stands out for its high liquidity and above-market yields specifically for studios. Over the past 3 years, price growth rates have been slightly below the area average; however, from an investor’s perspective this is offset by higher returns (over 8% net ROI).
In terms of rental liquidity, Ghalia is on par with other buildings in the area: it is in demand among tenants, and rental growth is moving in sync with the wider JVC market.
The probability of further substantial price growth is limited by the rapidly narrowing discount versus the area, but the stable yield remains attractive. This makes the project interesting for an investor with a 2–4 year horizon and a focus on passive income rather than speculative capital gains.
The lower entry price against the backdrop of rising demand in the area underpins liquidity: a quick sale or lease is almost always achievable.
Related Articles
- How to sell an apartment in Dubai in Aykon City Tower C – analysis 2025
- ROI analysis of apartment in Binghatti Mirage: DLD data and real deals
- How to sell an apartment in Dubai in Tiara East Tower – analysis 2025
- ROI analysis of apartment in Elevate by Prescott: DLD data and real deals
- How to buy an apartment in Dubai in SLS Dubai Hotel & Residences – analysis 2025
