ROI analysis of apartment in Hyati Residence: DLD data and real deals

1. Definition of the area and data structure

Actual location: based on DLD sampling, Hyati Residence (2-bedroom apartments) is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project. The dataset for analysis was defined by the project name “HYATI RESIDENCE”. All further comparative calculations and benchmarks are carried out within this area and master project.

2. Transaction volume and structure, sales dynamics

2-bedroom apartments in Hyati Residence have shown regular sales from 2020 to date (sample size — 46 DLD transactions for this segment). A wide time span of deals has been recorded for this building, which allows us to analyse price dynamics and liquidity.

Over the past 4 years, the average sale price per m² in the building for 2-bedroom apartments has been rising, with quarterly fluctuations. In 2020, prices ranged around 6,400–8,200 AED/m²; in 2022, values were recorded from 6,100 to 8,500 AED/m²; and since 2023 there has been a notable increase — average levels exceed 10,000 AED/m², reaching peaks of up to 13,000 AED/m² in the most recent quarters.

In the area (Al Barsha South Fourth, Jumeirah Village Circle) for the same class (2-bedroom apartments), the transaction volume is significantly higher, indicating high liquidity of the segment. The price per m² trend in the area is similar in shape, but absolute values over the last 12 months have been higher than in Hyati Residence: the average level for the area over the year is 12,900 AED/m², versus 11,500 AED/m² for the building.

3. Price distribution and liquidity

The building’s dynamics show that Hyati Residence slightly lags the typical area and master-project level by 10–15% in terms of average price per m². Over the last 12 months, the average transaction for 2-bedroom apartments in the building was about 11,540 AED/m², while the area average was 12,900 AED/m². The number of transactions in the area is high, confirming strong liquidity and established demand.

4. Rental market

According to DLD data, there are zero valid rental contracts recorded specifically for 2-bedroom apartments in Hyati Residence. Even when expanding the filter to the entire master project and area, there is no rental data for 2-bedroom apartments — in DLD contracts this segment is either still underrepresented, or leases are fragmented across other unit types/categories.

When the analysis is broadened to the entire segment of residential apartments in Al Barsha South Fourth over the last 12 months, the average rental rate for all residential apartments (various types) is around 1,030 AED/m²/year (calculated as annual rent divided by area, with abnormally low values filtered out). This is an averaged benchmark for the area, not specifically for 2-bedroom units in Hyati Residence.

5. Market yield (ROI) and “fair price”

Calculated values:
– Average sale price per m² over the last 12 months for Hyati Residence (2BR): about 11,540 AED/m².
– Average rental price per m²/year for the area: about 1,030 AED/m² (no more precise data is available for this particular building or unit type).

The current area benchmark for gross ROI is approximately 1,030 / 11,540 ≈ 8.9% at the area/segment level (roughly, without adjusting for differences in apartment class or the specifics of Hyati Residence). For net ROI, adjusted for acquisition and related costs (general expectation ~7–8% of the purchase price), the effective yield will be around 8.9% / 1.08 ≈ 8.2% per annum.

Fair acquisition price range for a 7–8% yield (using 1,030 AED/m² as the rental benchmark):
– For a target yield of 7% per annum: fair purchase level — up to 14,714 AED/m².
– For 8% per annum: fair purchase level — up to 12,875 AED/m².

The current market level in Hyati Residence is slightly below the upper edge of this range. To maintain a 7–8% yield, purchasing at the current 12‑month average price can be considered reasonable, taking into account the building’s slight lag in liquidity compared to the best-performing projects in the area.

6. General conclusions and recommendations

Hyati Residence remains a liquid option within Jumeirah Village Circle among other 2-bedroom apartments; however, its average prices per m² are 10–15% below typical area levels, which may indicate slightly lower demand or specific features of the asset. DLD rental rates for this particular building and unit class are not yet available — ROI calculations therefore rely on the average rental level for the area.

Area-wide liquidity is high, demand is stable, and transactions occur regularly at rising prices. If your goal is to purchase with an investment yield of 7–8% per annum, the current sale levels in Hyati Residence fall within the required range for such ROI, based on the average market rental benchmark.

Key risks and specifics:
– Actual yield may differ for this particular asset (when renting out a 2-bedroom unit in Hyati Residence), as there are no confirmed DLD rental contracts for this segment.
– There is potential for moderate growth: Hyati Residence may narrow the gap in price per m² versus area leaders if the overall upward trend continues.