1. Definition of the area and data structure
Actual location: according to DLD, the GLOBAL LAKE VIEW building is located in the Al Thanyah Fifth area, master project Jumeirah Lakes Towers.
In the DLD_transactions table, using the filter “GLOBAL LAKE VIEW” and 2-bedroom apartments (2 b/r) from 2019 onwards, a significant number of transactions was found (116), which indicates good liquidity of the asset and sustained demand in the building.
In the rental data (DLD_rent_contracts), there are no direct contracts for the GLOBAL LAKE VIEW building or for the Jumeirah Lakes Towers master project for this specific layout. Therefore, all further rental and yield calculations are performed at the Al Thanyah Fifth area level, based on aggregated statistics for residential apartments.
2. Deal dynamics and frequency
Deal frequency:
For 2-bedroom apartments in GLOBAL LAKE VIEW, transactions have been concluded regularly every quarter, with 20–25 deals per year in recent years. At the Al Thanyah Fifth area level, stable activity is observed.
Dynamics of the average price per square metre for the building (GLOBAL LAKE VIEW, 2-bedroom, 2020–2024):
– 2020: on average 7,000–10,100 AED/m² (a spike in Q1, then stabilisation)
– 2021: within 7,100–9,800 AED/m²
– 2022: from 8,600 to 9,000 AED/m², moderate growth
– 2023: growth to 11,200 AED/m² by year-end
– 2024: peak around 13,200 AED/m² (Q3), average level over the last 12 months — 13,557 AED/m²
Dynamics of the average price per square metre for Al Thanyah Fifth (2-bedroom):
– 2020: 8,400–8,500 AED/m²
– 2021: 8,800–10,400 AED/m²
– 2022: 10,600–11,900 AED/m²
– 2023: 12,250–13,450 AED/m²
– 2024: range up to 14,650 AED/m² (Q1), average level over the last 12 months — 13,849 AED/m²
The building’s prices move in parallel with the area, sometimes 2–4% lower, sometimes comparable or slightly higher.
3. Rental market by area
In the Al Thanyah Fifth sample over the last 4 years, 39,301 residential apartment rental contracts (overall) have been registered, which confirms high liquidity and activity in the rental market.
Dynamics of the average annual rent per m² for the area (all apartments, excluding anomalies):
– 2020: 575–673 AED/m²
– 2021: 570–645 AED/m²
– 2022: 695–781 AED/m²
– 2023: 835–924 AED/m²
– 2024: 935–1,052 AED/m²
The average value over the last 12 months is 1,097 AED/m²/year.
4. Comparison of sales and rentals. ROI
Current levels:
– Average sale price per m² for the building over the last 12 months – 13,557 AED/m².
– For the area — 13,849 AED/m².
– Average rent for the area — 1,097 AED/m²/year.
ROI_brutto for the area (yield before expenses) — 1,097 / 13,849 ≈ 7.9% per annum.
ROI_brutto for the building — 1,097 / 13,557 ≈ 8.1% per annum.
This is typical for the JLT sector and Al Thanyah Fifth at the moment, taking into account average occupancy and DLD rental benchmarks.
ROI_net (taking into account buyer’s costs: DLD fee, commission, other — minus ~7%):
– For the building: ~7.6% per annum.
– For the area: ~7.4% per annum.
5. “Fair price range” for an investor with a target ROInet of 7–8%
To achieve a yield of 7–8% per annum, the fair price per m², given current rental levels, is:
– Lower bound: 1,097 / 0.08 ≈ 13,713 AED/m² (8% gross)
– Upper bound: 1,097 / 0.07 ≈ 15,671 AED/m² (7% gross)
The current market is within this range, i.e. both the building and the area are priced at market level in terms of yield and discounting to target multiples.
6. Conclusions on attractiveness and dynamics
Liquidity of the GLOBAL LAKE VIEW building is very high — for 2-bedroom apartments there is a stable flow of transactions every quarter, and the area is one of the most active and transparent in terms of the number of rental contracts and sales.
Price dynamics are strongly positive: over the last 3 years, growth for the building has been around 30–40% (from 10,000–11,000 to 13,500+ AED/m²), and slightly higher for the area. GLOBAL LAKE VIEW prices do not significantly lag behind the area’s weighted average level, which is typical for a “standard” JLT tower.
The area’s rental market consistently delivers a yield of 7–8% per annum (net-after-fees: 7.4–7.6%), as confirmed by thousands of DLD contracts. This is one of the best indicators among large residential clusters in Dubai with high liquidity and market turnover.
For an investor, this building remains relevant over a 3–5 year horizon: the building is not overpriced relative to the area, rental rate structure is stable, and the transaction flow for the apartment type and the building is sufficient for an urgent sale. Both in terms of the current price/yield balance and recent years’ dynamics, the outlook for the building and the local market is stable.
Analysis limitations:
There is no rental data specifically for 2-bedroom apartments in GLOBAL LAKE VIEW, so the rental yield level is calculated based on area-wide data and aggregated contracts for all apartments. For a more detailed analysis for this particular layout and specifically for the building, fresh Ejari contracts should be requested via a broker.
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