ROI analysis of apartment in HAMILTON HOUSE: DLD data and real deals

1. Area definition and data structure

Actual location: HAMILTON HOUSE is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project according to DLD data.
In the DLD database, the building is registered with the project and building name as “HAMILTON HOUSE”, the apartment type used for the query is studio (equivalent to 0BR).

The DLD records 216 sale transactions for HAMILTON HOUSE, with the first deal in March 2023, and a full pool of rental contracts is visible (62 registered lease agreements according to DLD).

2. Transaction frequency and liquidity

Sales activity in the building started in 2023 and continues to date. The number of studio transactions varies: 5 deals in Q1 2023, with the main spikes occurring as construction was completed and keys were handed over. Sales volume has been growing as more units come to market.
In Al Barsha South Fourth, the volume of apartment sales is significantly higher, with stable liquidity — thousands of transactions per quarter in 2023–2025. This indicates strong popularity of the location among both investors and end users.

For rentals: in HAMILTON HOUSE a meaningful pool of contracts has appeared only from the beginning of 2025 (a total of 62, with 17–27 contracts per quarter). In the wider area, rental activity is also high, with a large number of contracts (5–8 thousand per quarter in recent periods).

3. Average price per m² dynamics

For HAMILTON HOUSE (studios), the following average price per m² levels have been recorded:

2023: 13,755 – 13,786 AED/m²;
2024: gradual growth, by Q4 2024 – 16,992 AED/m², with a maximum of 20,334 AED/m²;
the latest registered transactions — in the range of 15,640–20,334 AED/m² (2025).

In Al Barsha South Fourth, apartment prices show a smooth upward trend:

2023: from 11,212 to 12,938 AED/m²,
2024: continued growth up to 13,523 AED/m² by year-end,
2025: 14,668–15,694 AED/m².

Over the last 12-month period:
– In HAMILTON HOUSE the average price per m² is 17,928 AED/m² (building).
– In Al Barsha South Fourth: 15,077 AED/m² (area benchmark).

Thus, the building is currently trading 19% above the area average, which is typical for new premium projects.

4. Rental dynamics and levels per m²

For HAMILTON HOUSE, the first substantial batch of rental contracts appeared in Q2 2025, with the following average rental levels per m²:

Q2 2025: 1,269 AED/m²,
Q3 2025: 1,253 AED/m²,
Q4 2025: 1,285 AED/m².

Over the last 12 months, the average rental rate in the building amounted to 1,266 AED/m² per year.

In Al Barsha South Fourth, the average rent per m² over the last 12 months is 1,038 AED/m²; in the current year, values are around 1,050–1,140 AED/m². Thus, HAMILTON HOUSE outperforms the area in rental level by roughly 22%.

5. Building vs area comparison, yield

Comparison over the last 12 months (DLD-confirmed data only):

HAMILTON HOUSE: sale 17,928 AED/m², rent 1,266 AED/m²;
area: sale 15,077 AED/m², rent 1,038 AED/m².

Gross yield (ROI):

Gross ROI for HAMILTON HOUSE: 7.1% per annum (excluding transaction costs).
For the area: 6.9% per annum.

After adjusting for initial costs of 7–8% (DLD + broker + other), the effective net yield will be lower:

For HAMILTON HOUSE: around 6.6% per annum (net ROI).
For the area: 6.4% per annum.

Fair investment price range for a 7–8% annual yield:

For the building: 15,825 – 18,089 AED/m² (based on the current rental level).
The actual transaction price is now ABOVE the upper boundary of the “fair investment” range — the building is trading at a premium (typical for new quality projects in the first year after handover). To achieve a 7–8% yield, either a lower entry price or higher rental rates are required.

6. Outlook and conclusions

HAMILTON HOUSE shows a stable sales pool and rapid tenant absorption; the location is in demand among both investors and tenants. In terms of transaction volume, the building is liquid (216 registrations over ~2 years), and the area is one of the most dynamic in Dubai in the affordable/new premium segment.

The relatively high sale and rental price per m² is explained by the newness and quality of the asset: the premium to the area is maintained at least throughout the first leasing cycle.

The ROI is already close to general market expectations for Dubai, but at the current transaction price it is geared towards a calm medium-term strategy (3–5 years), rather than high speculative gains. Going forward, with further rental growth or lower entry prices, the yield potential may strengthen.

To sum up: the asset is liquid, the area is stable, and the building is new and in demand. For an investor, the fair entry price for a 7–8% yield based on confirmed DLD data is in the range of 15,825–18,089 AED/m² for the building; the market is currently slightly above this level, which is typical for new projects with elevated demand.