1. Area definition and data structure
Actual location: according to the DLD transaction database, Harrington House is physically located in Al Barsha South Fourth, within the Jumeirah Village Circle (JVC) master project. The analysis is based on transactions filtered by the building name Harrington House and apartment type “1-bedroom”.
2. Transactions for 1BR apartments in Harrington House: volume and dynamics
Over the entire period, the DLD database records 111 transactions for 1-bedroom apartments in Harrington House. The main sales waves occurred in 2022 (60 transactions), activity declined in 2023 (13 transactions), and then gradually picked up again (14 in 2024, 20 in 2025 — most likely assignments/late registrations).
Quarterly dynamics of the average price per m² for the building in 2022–2026:
– In 2022: average price ranged from 10,800 to 12,100 AED/m².
– In 2023: initially around 11,200 AED/m², then a sharp increase to 14,800–14,100 AED/m², followed by a decline to 12,600 AED/m² by the end of 2023.
– In 2024–2025: average values periodically approach 16,000–17,000 AED/m², which is above the area level.
– Over the last 12 months, the average transaction price in the building is 16,050 AED/m².
Overall, the price dynamics for Harrington House show steady growth with minor quarter-to-quarter fluctuations.
3. Comparison with Al Barsha South Fourth
At the area level (similarly, only 1-bedroom apartments):
– The range of average prices per m² in recent years is significantly lower than in the subject building: in 2022 — from 8,700 to 9,500 AED/m², in 2023 — up to 12,300 AED/m², in 2024 — up to 12,800 AED/m².
– Over the last 12 months, the average 1BR transaction price in the area is 14,400 AED/m².
Thus, Harrington House is being sold or resold at a premium of about 11% to the area at the current moment.
4. Rental rates and yield
There is no rental data in DLD for Harrington House itself or the project: over the entire period, the database contains no valid rental contracts for this building and master project for 1BR units. This is typical for new projects or buildings that have only recently started to be occupied.
At the Al Barsha South Fourth area level (all apartments, total residential stock):
– Average annual rental rate per m² over the last 12 months: 1,043 AED/m².
– By quarters from 2022 to 2025, rents have been steadily increasing: at the beginning of 2022 — around 620 AED/m², in Q2 2024 already 867 AED/m², and in early 2025 — above 960 AED/m². For the last quarter, almost 1,050–1,140 AED/m² is recorded (early 2026).
5. ROI (investment yield)
– For Harrington House, it is not possible to calculate ROI due to the absence of rental data in DLD (no actual rental transactions in the building and project).
– For Al Barsha South Fourth (entire residential stock, based on all valid contracts): the indicative gross investor yield (annual rental rate to average purchase price per m² over the last 12 months) is:
– ROI_brutto_area ≈ 1,043 / 14,394 ≈ 7.2% per annum (before transaction costs).
Taking into account initial costs (around 7–8%), the net yield will be about 6.7–6.8% per annum (ROI_net_area).
6. Fair price and premium/discount to the market
To achieve a 7–8% yield at the area level, the fair purchase price in 2024–2025 for a 1BR would be:
– Lower bound: 1,043 / 0.08 = 13,040 AED/m².
– Upper bound: 1,043 / 0.07 = 14,900 AED/m².
The average market price in Harrington House over 12 months is 16,050 AED/m², and in the area — 14,400 AED/m².
Harrington House is being sold with a small premium to the “fair price” (based on the current rental rate), and the discount to the market price required to reach an 8% yield is about 19%.
7. Liquidity and outlook
The building saw an active wave of transactions at launch; secondary market liquidity is moderate — about 12–14 deals per year in 2023–2024, which is typical for new JVC buildings. The entire area is developing dynamically: the sales volume of 1-bedroom apartments remains consistently high, and prices are growing by 7–10% annually.
Rental rates are showing stable growth, and yield indicators remain relatively high (above Dubai’s citywide average), but for Harrington House itself, market yield is not yet formally confirmed by DLD — the first rental contracts in DLD can be expected over the coming months as handovers complete and occupancy increases.
8. Final conclusion
Harrington House is a modern building with premium pricing in the context of its area and master project. Transactions are closing at a 10–15% premium to the area. For investors, the fair purchase price range for a target yield of 7–8% is 13,000–14,900 AED/m²; the current level is clearly above this threshold, which is typical for new business-class buildings. Liquidity and demand dynamics in the area are strong, and the price outlook is positive: a gradual convergence of rental and sales prices is expected as the rental market matures.
At this stage, it is not possible to rely on ROI based on actual DLD contracts for the building — yield can only be tracked at the Al Barsha South Fourth area level, where it consistently remains in the 6.5–7.5% per annum range (including entry costs). For a specific Harrington House apartment, ROI remains in the uncertainty zone until a sufficient number of rental contracts appear in DLD.
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