1. Area definition and data structure
Actual location: according to DLD, the Joya Blanca Residences building is located in Al Barshaa South Third, master project Arjan.
Data structure and depth: since 2021, 518 sale transactions for “Flat”-type apartments have been recorded in the building, of which the coverage for studios (0BR) over the last 4 years is sufficient for quarterly price analysis. The data volume allows us to build both building-level and area-level benchmarks for prices and rents. There are over 80 studio rental contracts directly in the project over the last 12 months, and several thousand across the area. This is a robust statistical base.
2. Dynamics of transactions, prices and rents
2.1 Transaction dynamics in the building
The sales peak occurred during the initial 2021 launch phase (303 deals per year). Subsequently, 60–70 deals are concluded annually, demonstrating stable liquidity even after the main launch phase ended.
2.2 Quarterly price dynamics per m² (Joya Blanca Residences, studios)
From 2021 to 2025, the average sale price per m² for studios increased from ~9,000–9,300 AED (2021) to ~14,500–15,000 AED (2024–2025 current level, deals from early 2024 to date). Growth exceeded 60% over a period of less than 4 years.
2.3 Quarterly price dynamics per m² (Al Barshaa South Third, studios)
The area background for studios shows growth from 8,900–10,000 AED/m² in 2021 to 14,500–15,000 AED/m² by mid‑2024, with individual spikes to 17,000–18,000 AED/m² at the end of 2025. The area is developing steadily, which makes it a suitable benchmark.
2.4 Quarterly rental rate dynamics (Joya Blanca Residences, studios)
Rental rates per m² in Joya Blanca Residences jumped from 980–1,100 AED/m² in 2022–2023 to 1,200–1,400 AED/m² in 2024. The number of contracts over the last 12 months is 88, indicating strong demand. In recent quarters, the area has also exceeded 1,000 AED/m² for studio rentals.
2.5 Quarterly rental rate dynamics (Al Barshaa South Third, studios)
Area rental rates increased from 620–650 AED/m² in 2021 to 950–1,100 AED/m² in 2024–2025. The growth rate is substantial, but Joya Blanca Residences remains above the area average both in rental level and in current growth.
3. Average rates and prices over the last 12 months
Building (Joya Blanca Residences, studios):
– Average purchase price per m² over the last 12 months — 14,657 AED (24 deals).
– Average annual rental rate — 1,411 AED/m² (88 contracts).
Area (Al Barshaa South Third, studios):
– Average purchase price per m² over the last 12 months — 16,007 AED (1,829 deals).
– Average rental rate — 1,104 AED/m² (3,675 contracts).
On both metrics, the building is selling slightly ABOVE the area level at the launch stage, but the ratio of rental rate to price per m² is noticeably higher in Joya Blanca Residences than on average in the area.
4. Yield (ROI) and fair price range
– Gross yield for studios in the building is 9.6% per annum (1,411 / 14,657).
– Gross yield for the area is 6.9% per annum (1,104 / 16,007).
Adjusting for investment costs (7–8% additional expenses), net yield for the building is approximately reduced to 8.9–9.0% per annum. For the area — 6.4–6.5%.
Fair price range based on a target yield of 7–8%:
– For an investor targeting 7–8% per annum, the fair price per m² in the building based on the rental rate is 17,638–20,157 AED (1,411 / 0.08 — 1,411 / 0.07).
– The current average transaction price is below this threshold, which creates an upside in investment attractiveness for studios in Joya Blanca Residences (assuming rental levels and liquidity remain high).
5. Liquidity
In terms of transaction volume and number of new tenants, Joya Blanca Residences is among the most liquid residential buildings in the area. Leasing is happening at scale, subsequent resales (up to 70 deals per year outside the launch peak) remain at a solid level, and the tenant inflow across the area is also stable.
6. Conclusions for the investor
– Over the last 12 months, studios in Joya Blanca Residences have delivered strong returns (9–10% gross / 8.9–9% net).
– The building is above the area average both in price and rental flow, which implies a premium for quality and demand for the asset.
– The volume of sales and leases ensures liquidity both for resale and for renting out.
– For a long‑term investor, the current entry level in this building fully matches average or above‑market yields, and at current rental rates even provides a buffer to outperform area yields without the need to discount the price.
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