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1. Definition of the area and data structure
Actual location: according to DLD, the building LAYA RESIDENCES is located in Al Barsha South Fourth, master project Jumeirah Village Circle. The project is registered in the DLD database under the name Laya Residences; all data has been selected under this name. The analysis focuses on the 1-bedroom apartment segment (1BR), using the 1 b/r filter for sales and 1 bed room / 1bed room for rentals (in line with DLD standards).
2. Sales analysis (1BR in LAYA RESIDENCES)
Liquidity and transaction volume:
In total, more than 150 transactions have been recorded under the 1BR filter. Over the last 12 months there have been 48 such sales, which indicates high liquidity of 1-bedroom apartments in this building.
Price dynamics for the building (sample: 1BR):
The average price per square metre for 1-bedroom apartments in LAYA RESIDENCES has been growing steadily:
– In 2020–2021, the average transaction price was 4,600–7,500 AED/m².
– In 2022–2023, the range was at the level of 5,700–7,200 AED/m².
– By 2024, and in the latest sample (last 12 months), the average price has risen to 8,082 AED/m².
For comparison, in Al Barsha South Fourth the average sale price for 1BR over the last 12 months stands at 14,142 AED/m² based on a large sample (10,000+ transactions). This indicates a substantial discount for the building relative to the district’s average market level. Price growth in the district is more pronounced than in this individual building.
3. Rental analysis (1BR, LAYA RESIDENCES and the district)
For the LAYA RESIDENCES building itself and for the Jumeirah Village Circle master project, there is no valid DLD rental data for 1BR apartments. This is recorded at the level of individual properties. Analysis is only possible for Al Barsha South Fourth across the entire residential stock.
District-level calculations:
– Over the last 12 months, more than 26,000 residential rental contracts have been registered in the district, which indicates high turnover and strong demand in the rental market.
– The average annual rental rate in the district is 1,017 AED/m².
– In recent years, rents in the district have been steadily increasing: from around 800 AED/m² in 2023 to the current ~1,000–1,100 AED/m² by mid-2024.
We can conclude that the district is characterised by strong rental demand and a large pool of tenants.
4. Comparison of sales and rental levels (and yield calculation)
Comparison of current prices:
– Price per m² in the building (LAYA RESIDENCES, 1BR, last 12 months): 8,082 AED/m².
– Price per m² in the district (1BR, last 12 months): 14,143 AED/m².
– Average rent in the district (last 12 months): 1,017 AED/m²/year.
Thus, purchasing a 1BR apartment in LAYA RESIDENCES is 43% cheaper than the average cost of a comparable apartment in the district.
ROI (gross annual yield):
– For the building, calculation is not possible due to the lack of valid rental data specifically for this property.
– For the district (based on average rates):
Approximate ROI_brutto: 1,017 / 14,143 = 7.2% per annum (excluding transaction costs).
In practice, if we factor in about 7% for all associated costs (taxes, commissions, registration, vacancy and maintenance), the net forecast ROI will be around 6.7–6.8% per annum (ROI_brutto / 1.07).
– For LAYA RESIDENCES the actual yield may turn out to be higher if the apartment is rented at the average market rate (while the entry price is 43% lower), but this requires confirmation from real counterparties — such figures are not captured in the DLD database.
Fair purchase price range for an investor targeting 7–8% annual yield:
– Fair threshold for the district: 1,017 / 0.08 = 12,712 AED/m² (upper bound for an 8% yield), 1,017 / 0.07 = 14,529 AED/m² (lower bound for 7%).
– If the average market price is above this level, district deals are unattractive for an investor without an additional discount.
– For LAYA RESIDENCES, the purchase price is already significantly below this “investment fair value”, which potentially makes entry into this building attractive, provided the unit can be rented out at the district’s standard rate.
5. Competitive landscape and outlook
LAYA RESIDENCES is significantly below the district’s average market level for 1-bedroom prices, which creates potential for further capital value growth (asset capitalisation). The district shows high liquidity both in sale-purchase transactions and in rentals. The upward trend in prices and rental rates is evident.
However, there is a lack of confirmed DLD rental contracts specifically for this building, so investment yield forecasts should be treated with caution and supplemented with analytics on comparable new developments in the district.
6. Conclusion
LAYA RESIDENCES is of interest to an investor due to its discount to the sales market, high district liquidity and rising rental rates, but it requires separate confirmation of achievable yields in practice (for example, via third-party analytics on similar buildings in JVC). Without valid DLD rental data for this specific building, a precise net ROI calculation is not possible, but the district-level figures appear robust.
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