1. Definition of the area and data structure
Actual location: according to DLD, the LAYA Mansion building is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project. The DLD database for LAYA Mansion contains confirmed sale transactions for 2-bedroom apartments.
The transaction sample is sufficiently representative: 26 transactions for 2-bedroom units in LAYA Mansion were identified, covering the period from 2020 to the present. This allows us to build a price trend and compare it with the wider area market.
2. Transaction and price dynamics in LAYA Mansion and the area
Frequency and distribution of transactions
Most 2-bedroom transactions in LAYA Mansion occurred in 2021 (7 deals in one quarter), followed by 1–2 deals in various quarters of 2022–2024, with transactions also recorded in the second half of 2024. Isolated transactions even appear with 2025 dates; however, for a correct analysis, only periods up to the current year are taken into account.
Average price per square metre dynamics (2-bedroom units in LAYA Mansion)
• In 2020–2021 the average price per m² was in the range of 6,400–7,400 AED.
• In 2022 there were sharp local fluctuations (from 6,500 to 8,300 AED).
• In 2023–2024 an upward trend is observed: the average level is already 7,400–8,400 AED/m², with local peaks up to 10,600 AED/m² in an outlying future-dated deal.
• The average price per m² for the last 12 months in the building is 8,766 AED.
Average price per square metre dynamics in Al Barsha South Fourth
• The area shows a more stable growth pattern. In 2020–2021 the price per m² was in the range of 8,500–9,500 AED, and from 2022 growth accelerated: by 2023 it reached 11,300–13,000 AED/m², and in Q2 2024 — 13,100–13,500 AED/m².
• Over the last 12 months the average price per m² in the area is 15,091 AED, which is noticeably higher than in LAYA Mansion.
Comparison: LAYA Mansion is currently trading at a significant discount to the area average — roughly 40% below the average price per m² in Al Barsha South Fourth.
3. Rental dynamics and levels
The analysis revealed no rental contracts in DLD_rent_contracts for LAYA Mansion over the past two years, either for the building itself or for the Jumeirah Village Circle master project — there are no confirmed Ejari data on 2-bedroom rental rates or on the project as a whole. The number of annual rental contracts across Al Barsha South Fourth over the last 12 months is very high (more than 26,000), which indicates strong liquidity and leasing activity in the location, but it is impossible to tie this to the specific rental level of this building using DLD data.
Average annual rental rates per m² in the area (Al Barsha South Fourth)
• In 2020 — 520–1,200 AED/m² (high heterogeneity and outliers in quarterly data).
• In 2022 — 620–680 AED/m².
• In 2023 the trend is upward: starting from 745 AED/m² and reaching 812 AED/m² by year-end.
• In the first half of 2024 — around 850–900 AED/m², with confirmed local peaks close to 970 AED/m².
For comparative yield calculations, only area-level rental benchmarks and only averaged data can be used.
4. Current levels and returns
Current levels (over the last 12 months):
• Average purchase price per m² in the building (2-bedroom units in LAYA Mansion): 8,766 AED.
• Average price per m² in the area: 15,091 AED.
• Average annual rental rate per m² in the area: 849–967 AED (depending on the quarter; we use an average of about 900 AED/m²).
Expected ROI and fair price range for an investor
— It is impossible to calculate ROI for the building itself, as there are no DLD rental data for LAYA Mansion or the master project.
— Area-level ROI (gross) = 900 / 15,091 ≈ 6%.
— To achieve a 7–8% gross yield at the prevailing area-level rental rate, the “fair” price per m² for an investor would be: 900 / 0.08 = 11,250 AED (8% yield), 900 / 0.07 = 12,857 AED (7% yield).
Taking into account all associated costs (around 7–8% of the entry price), the actual net yield in the area will be about 5.5% per annum. For LAYA Mansion itself, if we assume a purchase price at 8,766 AED (without adjusting for potential differences in status, quality, services, etc.), the potential yield is noticeably higher than the area average, but the actual achievable rent for the building cannot be assessed without DLD data.
5. Liquidity and outlook
• Transactions for 2-bedroom units in LAYA Mansion have been taking place regularly since 2020; the building is not “frozen” and has a confirmed sales history, although the volume (1–2 deals per quarter) is low.
• The area and master project are highly liquid both in sales and rentals: tens of thousands of rental contracts per year and strong market activity, with steady price growth.
• In recent years Al Barsha South Fourth has shown outpacing growth in sales prices (+50% versus 2022 levels!), while rental rates are catching up more slowly.
• LAYA Mansion is selling at a discount of more than 40% to the area, which can potentially be an additional upside factor for an investor if the building’s rental levels prove comparable to the area average.
• It is clearly visible that average area rental prices per m² have not yet caught up with the pace of capital value growth — yields are compressing.
6. Conclusions
— LAYA Mansion (2-bedroom units) currently has a stable transaction market and a noticeable discount to the average area price per m².
— DLD does not provide reliable rental rate data specifically for this building or the master project, so it is impossible to calculate a realistic/net yield and a fair investment price range for this particular asset.
— For Al Barsha South Fourth, ROI by the end of 2024 is around 6% (net — about 5.5%), and to reach a target of 7–8% per annum, either a 15–30% reduction in purchase price or a significant increase in rental rates is required.
— An investor may consider entering LAYA Mansion as a discounted-to-market purchase, but when assessing returns, they should rely only on confirmed DLD rental data, which are currently unavailable for this building.
— Overall, the area remains highly liquid for both leasing and sales, with capital value growth outpacing rental dynamics, shifting the focus towards capital appreciation.
Related Articles
- How to buy a home in Dubai in sensoria at Five Luxe – analysis 2026
- ROI analysis of apartment in LIVA: DLD data and real deals
- How to sell an apartment in Dubai in Kensington Waters A – analysis 2026
- How to Choose a Mortgage Broker in Dubai
- ROI analysis of apartment in Binghatti Gateway: DLD data and real deals
