1. Definition of the area and data structure
Actual location:
Joya Blanca Residences (type — studios, 0BR) is located in Al Barshaa South Third and is part of the Arjan master project. These values are confirmed by direct reference to the DLD database: all transactions for this property have exactly these values for area_name_en and master_project_en.
Data volume:
The DLD database records 232 studio (0BR) transactions in Joya Blanca Residences. Over the last 12 months there have been 24 studio transactions. As of the analysis date, no direct ejari rental contracts (for studios) were found in this building — a typical situation for new or not yet fully occupied buildings. For the Arjan master project and the Al Barshaa South Third area, the rental data volume for studios is huge (more than 15,000 contracts over the entire history).
2. Liquidity and transaction frequency
For studio sales in Joya Blanca Residences, activity is high, especially in 2021 (151 transactions, at the peak of handover and completion), followed by a moderate number of deals (2023: 30, 2024: 14, 2025: 27 transactions for 0BR).
Across the area as a whole, thousands of studio transactions are recorded annually, which clearly confirms the high liquidity of this segment both within the Arjan master project and in Al Barshaa South Third.
3. Sales dynamics and price levels (purchase prices)
Analysis of studio prices in Joya Blanca Residences shows a consistent increase in the average price per m²:
– In 2021: 8,950–9,300 AED/m² (building at handover stage).
– 2022: 10,500–10,800 AED/m² (growth of around 15%).
– 2023: 11,200–12,900 AED/m² (a further +15–20%).
– 2024: 13,800–14,300 AED/m².
– Over the last 12 months (current data!): the average transaction price is 14,657 AED/m² in Joya Blanca Residences (24 transactions).
– For comparison: in Al Barshaa South Third the average studio price over 12 months was 16,023 AED/m² (1,800 transactions), which is 9% higher than in this building.
Thus, Joya Blanca Residences is priced slightly below the area average for studios; this may reflect both the stage of the building’s life cycle and the level of finishes/brand.
4. Rentals: levels and dynamics
There is currently no direct rental data for studios specifically in Joya Blanca Residences — most likely the building is not yet fully occupied by tenants or contracts have not yet been registered via ejari.
In the Arjan master project, the average annual rent for studios over the last 12 months is 1,167 AED/m² (3,326 contracts), and in Al Barshaa South Third it is 1,117 AED/m² (3,782 contracts). The trend is clearly positive: over two years the rate has increased by more than 30%; from 2021 to 2023 studio rents in the area rose from 630–670 to 950–1,170 AED/m² in the current quarters of 2025.
5. Comparison and investment metrics
Average levels:
– Studio purchase price in Joya Blanca Residences (12 months): 14,657 AED/m².
– Average annual studio rent in Arjan: 1,167 AED/m².
– ROI_brutto for Arjan (since there is no data for the building itself): 1,167 / 14,657 = 8.0%.
– ROI_brutto for Al Barshaa South Third: 1,117 / 14,657 ≈ 7.6%.
– For net yield, taking into account entry costs (≈7–8%), use ROI_brutto / 1.07 → ROI_net around 7.5% for Arjan and 7.1% for the area.
A fair “investment” price range for a buyer targeting a 7–8% yield (based on the average rent in Arjan of 1,167 AED/m²) is 14,600–16,700 AED/m². This overlaps with the current market level in Joya Blanca Residences; no significant discount to the current price is required.
6. Conclusions
– Liquidity of both the building and the area is high, judging by the number and regularity of sales and rental transactions.
– The average cost of studios in Joya Blanca Residences is 9% below the area average, which gives the buyer a price buffer and some long-term growth potential.
– The dynamics of both sale prices and rents are positive: over 3 years, rates and prices have increased by more than 30–40%.
– ROI based on the average studio rents in Arjan over 12 months is about 8% gross or 7.5% net (including entry costs), which matches typical investor targets.
– Market oversupply of studios is characteristic of Arjan and Al Barshaa South Third; for an investor, a well-thought-out rental strategy and clear positioning of the unit against a large volume of competition are crucial.
Recommendation: the property is attractive for investment purchases; the ROI level is in line with the area averages, while the entry price is slightly below the area level. There is potential for further growth in both capital values and rental rates — the trend of the last three years confirms stable demand.
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