ROI analysis of apartment in Golden Wood Views: DLD data and real deals

1. Definition of the area and data structure

Actual location:
– Golden Wood Views is located in Al Barsha South Fifth, within the Jumeirah Village Triangle master development (DLD data confirmed by actual transactions).

Data sources:
– The DLD database contains 118 transactions for Golden Wood Views.
– The rental table also includes valid lease contracts for Golden Wood Views.

Area data:
– The area selected for analysis is Al Barsha South Fifth; both rental and sales activity are confirmed by recorded transactions.

2. Transaction dynamics and liquidity

– From 2020–2024, 110 transactions were completed in Golden Wood Views (excluding future 2025). There was notable activity in 2020 and 2021 (20 and 37 deals), 36 deals in 2022, a decline to 7 deals in 2023, and 10 deals in 2024 (YTD). This indicates high liquidity immediately after launch with a gradual saturation of demand.
– The database records both studio and other apartment formats in the building, but the core analysis focuses on studios, as 0BR is treated as a studio in DLD.

3. Price per square metre dynamics — building and area

Golden Wood Views, studio (0BR):
– Average price per m² for studios by quarter:
– 2020 Q3: ~13,000 AED/m²,
– 2021 Q2–Q4: fluctuating from 8,600 to 9,800 AED/m²,
– 2022 Q3: ~8,700 AED/m²,
– 2024 Q1: ~7,565 AED/m²,
– last 12 months (Q4 2023 — Q3 2024): 11,703 AED/m².

Al Barsha South Fifth (all apartments):
– Average price per m² over the last 12 months: 16,341 AED/m².
– Over the previous 4 years the area has shown steady growth: in 2020–2021 from 6,500 to 9,300 AED/m², from 2022 values above 10,000 AED/m², with peak levels in 2023–2025 rising to 14,000–17,700 AED/m². The current average rate in the area is significantly higher than in Golden Wood Views.

4. Rental rates in the building and in the area

Golden Wood Views, studio (0BR):
– Average actual annual rental rate for the project’s studios over the last 12 months: 2,065 AED/m².
– Over time, studio rents have evolved: before 2022 values were uneven (from 440 to 1,700 AED/m²), but the building’s rental market now shows a stable upward trend.
– The actual number of contracts over the last 12 months is sufficient for confident conclusions.

Al Barsha South Fifth (all apartments):
– Average annual rental rate over the last 12 months: 957 AED/m².
– The area also shows a noticeable increase in rents: from 2020 (~400–500 AED/m²) to ~990 AED/m² in 2025.

5. Comparison of sales prices and rents: building vs area

– Golden Wood Views is cheaper than the area average: 11,700 vs 16,300 AED/m² (studios vs all apartments respectively).
– Studio rental rates in this building are higher than the area average: building — 2,065 AED/m², area — 957 AED/m².
– This indicates elevated investment potential for studios in this project compared with the wider area.

6. Yield (ROI) and fair value assessment

Calculations for Golden Wood Views (studio, last 12 months):
– Gross yield (brutto ROI): 2,065 / 11,703 ≈ 17.7%
– Net yield (taking into account initial costs of ~7%): 17.7% / 1.07 ≈ 16.5%

Calculations for Al Barsha South Fifth:
– Gross yield for the area: 957 / 16,341 ≈ 5.9%
– Net yield (including costs): 5.5%

“Fair price” for an investor targeting a 7–8% annual yield:
– For Golden Wood Views (based on actual rents): the “fair price” range for a 7–8% yield is 25,800–29,500 AED/m² (almost 2.5 times above the current market price — the project is currently trading at a clear investment discount).
– For the area: the fair price range for a target yield of 7–8% is 11,900–13,700 AED/m² (already closer to the current area price).

Bottom line: the current price in Golden Wood Views is clearly and attractively below the “fair price” implied by its yield, providing a substantial safety margin for an investor. In the wider area the situation is closer to equilibrium: to buy for classic passive income, some discount is desirable.

7. Investor outlook and conclusions

– Golden Wood Views shows abnormally high gross and net yields on studios at a price significantly below the area average; this price gap is still maintained due to low entry prices and strong tenant demand for this format.
– Across the area as a whole, yields are closer to the Dubai market average; purchases at current prices can be attractive for long-term holding, but do not promise a significant premium over other districts.
– For Golden Wood Views it is important to consider the future balance: such high yields may attract buyers and drive price growth in the coming years (price levels have already shown an upward trend previously, despite stagnation in some quarters).
– Liquidity is sufficient for both sales and rentals, as confirmed by the stable dynamics of contracts in both datasets.
– For an investor focused on passive income, this building is one of the best in the area in terms of current return on invested capital.
– For a seller, the argument of strong investment appeal supports the case for achieving a premium over the current price.