1. Definition of the area and data structure
Actual location: According to the DLD database, transactions for Harrington House are clearly recorded in the Al Barsha South Fourth area, master project Jumeirah Village Circle. All further comparative assessments are based specifically on this area according to DLD data.
Data volume: The DLD database records 189 sale transactions for Harrington House, including studios (0BR), and 24 current rental contracts for studios have been identified. This is a sufficient dataset for a confident analysis of the building itself and for comparison with the wider area.
2. Demand dynamics and liquidity
From Q1 2022 onwards, Harrington House has shown waves of activity:
– In 2022 the number of transactions was the highest, with a peak in the first two quarters (70 deals over six months, indicating steady interest at the developer sales stage).
– In subsequent quarters activity decreased, which is typical for new properties after the launch phase, but transactions continued in 2023–2024, confirming the emergence of a secondary market. A similar pattern is seen in rental contracts — deals are concluded in almost every quarter, confirming ongoing rental demand.
– The number of studio lease contracts in the building itself (Harrington House) is 24 over the entire period, with a sufficient share falling within the last 12 months.
3. Sale price dynamics (price per m², studios)
Harrington House (studios):
– Throughout 2022 the average price per m² remained at 13,000–14,000 AED.
– Starting from late 2023–2024, a rapid increase is recorded: the latest transactions show average levels already at 18,400–20,150 AED/m² (Q4 2024 – Q1 2025).
Al Barsha South Fourth area (studios):
– On average over the last 2–3 years, prices in the area were lower than in the building and grew more smoothly: at the moment, the average price in the area over the last year is 17,591 AED/m².
– The gap between the area and the building was narrow at the beginning of the period (2022), then widened in 2024: apartments in Harrington House are selling at a 10–12% premium to the area as of the last 12 months.
4. Rental dynamics and levels (annual rent per m², studios)
Harrington House (studios):
– The average annual rent per m² over the last 12 months amounted to 1,549 AED/m², based on contracts in the building itself.
– For previous periods, values from 1,190 to 1,500+ AED/m² were recorded, indicating stable demand and, to some extent, an upward rental trend towards 2024.
Al Barsha South Fourth area (studios):
– In the area, the average annual rent per m² over the last 12 months amounted to 1,273 AED/m².
– The building is rented out at rates 20–22% above the area average, which is typical for new, modern, higher-quality projects.
5. Comparison of price levels, rents and returns
Average values over the last 12 months:
– Average price per m² in the building: 19,331 AED/m² (studios).
– Average rent per m² in the building: 1,549 AED/m²/year (studios).
– For the area: price per m² — 17,591 AED, rent — 1,273 AED/m².
Brutto ROI based on DLD:
– For the building (based on transactions and rental contracts over 12 months): 1,549 / 19,331 ≈ 8.0% per annum (studios in Harrington House).
– For the area (similarly): 1,273 / 17,591 ≈ 7.2% per annum (studios in Al Barsha South Fourth).
Adjustment to net ROI taking into account entry costs (DLD fees, brokerage and other expenses) — estimated at 7–8% on top of the purchase price:
– Net ROI for the building: 8.0% / 1.08 ≈ 7.4% per annum.
– Net ROI for the area: 7.2% / 1.08 ≈ 6.7% per annum.
Range of investment fair value for an investor targeting a 7–8% return:
– For the building: fair price range (for a 7–8% annual ROI) is 19,360–22,130 AED/m².
– The actual transaction price in Harrington House (19,331 AED/m²) falls fully within this range, meaning that buying at current market levels corresponds to a target return of around 7–8% brutto, and with a discounted purchase or direct negotiations it is possible to achieve a net yield closer to 7.5–8%.
– For the area: the fair price range is 15,916–18,186 AED/m²; area-wide transactions are slightly below the fair threshold, which is attractive for investors.
6. Brief conclusions: outlook and synthesis of facts
– Harrington House demonstrates strong dynamics and high liquidity in the studio segment: a sufficient number of deals both at launch and on the secondary market, along with a steady turnover of rental contracts.
– The building consistently commands a premium to the area in both sale prices and rents, confirming its commercial appeal and popularity with tenants.
– An ROI of around 8% brutto (7.4% net) according to DLD data is among the best options for new projects in the “above average” segment. The building can be considered investment-sound in the coming years, at least for studios.
– Outlook (3–5 years): given the price/rent dynamics and sustained rental demand, the building has good chances of maintaining an elevated yield level even in the event of price stagnation. The premium to the area is justified, but when buying at the upper price band the yield range will narrow.
– Investments in comparable studios in the wider area will likely deliver a slightly lower expected return, but with lower entry costs and potentially easier exit on resale.
Related Articles
- ROI analysis of apartment in Harrington House: DLD data and real deals
- ROI analysis of apartment in GLOBAL LAKE VIEW: DLD data and real deals
- ROI analysis of apartment in GLOBAL LAKE VIEW: DLD data and real deals
- ROI analysis of apartment in GLOBAL LAKE VIEW: DLD data and real deals
- ROI analysis of apartment in Azizi Riviera 63: DLD data and real deals
