1. Definition of the area and data structure
Actual location: according to DLD, GLOBAL LAKE VIEW is located in Al Thanyah Fifth, within the Jumeirah Lakes Towers master project. The analysis uses filtering by studios (0BR) based on the “studio” type as recorded in the DLD sales and lease database.
2. Market volumes and structure
For GLOBAL LAKE VIEW, 12 studio sale transactions have been recorded, which allows us to treat the building as liquid, but with a relatively small volume of individual deals (on average 2–5 studio transactions per year). On the rental side, 124 valid studio lease contracts have been registered for the building, 19 of which were concluded in the last 12 months; this is a highly representative dataset for analysing average market rents.
Al Thanyah Fifth is characterised by very high activity: over the last 12 months more than 600 studio sale transactions and over 1,300 studio lease contracts have been recorded here.
3. Sale price dynamics
Over the past 3 years, the average price per square metre for studios in GLOBAL LAKE VIEW has shown steady growth, with some corrections:
– In 2022 the average transaction level was around 7,380 AED/m² (single case);
– During 2023 the quarterly level ranged from 12,688 to 15,382 AED/m²;
– In 2024–2025 quarterly values increased to the 16,800–17,900 AED/m² range;
– The average price per square metre for studios in the building over the last 12 months is about 17,030 AED/m² (5 transactions).
For comparison, in Al Thanyah Fifth the average studio price over the last 12 months stands at 21,260 AED/m² (around 600 transactions). Thus, GLOBAL LAKE VIEW is trading roughly 20% below the district benchmark for studios.
4. Rental rate dynamics
Rental activity in GLOBAL LAKE VIEW is very stable: 19 new contracts over 12 months, with an average annual rent of 1,248 AED/m² for the building. There is a smooth upward trend: in 2022 average values were around 1,000–1,200 AED/m², and from late 2023 quarterly levels have already been in the 1,200–1,350 AED/m² range.
Across the district as a whole, the average studio rent per m² over the last 12 months is higher, at around 1,450 AED/m². The district is showing outpacing rental growth, which increases the potential investment appeal of lower-priced assets.
5. ROI – yield and investment analysis
– For GLOBAL LAKE VIEW:
– Average purchase price (last 12 months): 17,030 AED/m².
– Average rent (last 12 months): 1,248 AED/m².
– Annual gross yield (ROI_brutto): about 7.3%.
– For Al Thanyah Fifth:
– Average price: 21,260 AED/m².
– Average rent: 1,450 AED/m².
– Annual ROI_brutto: about 6.8%.
Net yield for an investor (taking into account transaction and initial costs of ~7%) for GLOBAL LAKE VIEW will be approximately 6.8–6.9% per annum (ROI_brutto / 1.07–1.08). This is above the district average.
A fair price range for an investor targeting a 7–8% annual yield in this building:
1,248 / 0.08 = 15,600 AED/m² (for 8%);
1,248 / 0.07 = 17,830 AED/m² (for 7%).
The current average transaction price (17,030 AED/m²) falls within this corridor and corresponds to a fair investment value, provided a yield level of around 7–7.3% is acceptable to the buyer.
6. Comparison with the district
GLOBAL LAKE VIEW is trading noticeably below the district average level while offering similar (or slightly higher) yields, which may be explained both by technical characteristics and by the building’s overall positioning within the JLT segment. Liquidity in both the sales and rental markets remains stable.
7. Outlook and conclusions
– The building provides full market-level liquidity for studios and a sufficient volume of indicative sales and rental data for analysis.
– Studio prices are below the district average while ROI is similar or even higher, which increases the property’s appeal for income-focused investors.
– The dynamics show growth both in prices and rents, with no deviations from the district trend.
– For an investor targeting a yield of around 7–7.5%, GLOBAL LAKE VIEW offers a “clean” entry point without overpaying relative to the district average.
– If rental rates rise further or prices locally adjust downwards, the house may deliver yields above the “passport” 7% per annum, remaining one of the defensive instruments in the JLT microzone for small and mid-sized budgets.
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