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1. Definition of the area and data structure
Actual location: according to DLD, the LAYA RESIDENCES building belongs to the Al Barsha South Fourth area and is part of the Jumeirah Village Circle master project. The DLD database records 192 sale transactions for this building; in total, there are over 70,000 transactions across the area, which confirms the high liquidity and activity of the location.
2. Sales analysis for LAYA RESIDENCES
• Transaction volume: in recent years activity has been stable — most transactions were completed between 2021 and 2025 inclusive. Over the last 12 months there were 58 transactions (considering the analysed apartment type — studios or the 0BR equivalent; however, no direct 0BR transactions were identified, so averaged data for the entire building is provided).
• Price dynamics per m² in the building:
— From 2021 to the present, the price per m² has been steadily increasing: from around 5,300–6,600 AED/m² in 2021 to 8,000–8,600 AED/m² in 2024–2025.
— The average sale price per m² in the building over the last 12 months is 8,001 AED/m².
— In the local market (Al Barsha South Fourth) the price per m² is noticeably higher: 14,762 AED/m² over the last 12 months, and the area’s dynamics over the same period demonstrate broad and stable demand.
3. Comparison with the area
• By average price per m², LAYA RESIDENCES trades at a significant discount to the area benchmark (the difference exceeds 40%), which makes the asset attractive for budget-conscious buyers and investors focused on long‑term capital appreciation.
• In Al Barsha South Fourth there is a slow but clear upward price trend: from 8,700 AED/m² in 2021 to 14,700 AED/m² in recent quarters.
4. Analysis of rental rates and returns (ROI)
Building rentals:
• Over the last 12 months, DLD has not recorded any active rental contracts for studios (0BR) in LAYA RESIDENCES.
• For the building as a whole (all apartment types): the average annual rental rate according to DLD over the last 12 months is 759 AED/m², with a total of 65 contracts.
Area rentals:
• In Al Barsha South Fourth the average annual rental rate is 1,014 AED/m² (27,539 contracts per year), which reflects high popularity and strong rental demand in the area.
• In recent years the area’s rental rate has increased from 570–620 AED/m² (2021–2022) to 850–1,040 AED/m² (2024–2025).
Return calculation and analysis:
• For LAYA RESIDENCES:
— ROI_brutto ≈ 759 / 8,001 ≈ 9.5% per annum (approximation for the entire building).
— ROI_net (taking into account transaction costs of ~7%) ≈ 9.5% / 1.07 ≈ 8.9% per annum.
— It should be kept in mind that there is no separate data for studios; the calculation is based on overall averages for the building.
• For Al Barsha South Fourth:
— ROI_brutto ≈ 1,014 / 14,763 ≈ 6.9% per annum.
— ROI_net ≈ 6.4% per annum (after costs).
• Thus, investor returns in LAYA RESIDENCES on comparable parameters exceed the area benchmark and may be attractive for income‑focused acquisitions.
5. “Fair price” range for a 7–8% annual yield
• If an investor targets a 7–8% annual yield at current actual rental rates (for the building), then the fair purchase price range for LAYA RESIDENCES is [759/0.08; 759/0.07] = [9,488; 10,843] AED/m².
• The current market price for the building (8,001 AED/m²) lies within this range and is even below the lower bound, which implies a yield premium for the investor or potential for further price growth with a low entry point.
6. Outlook and liquidity
• The building is actively traded and rented; in terms of transaction volume, liquidity is high.
• Price and rental dynamics in both the area and the building are positive: over the last 3 years sale prices have increased by around 30–40%, while rents have risen by more than 50%.
• Given the area’s activity level, demand, and the price gap relative to the wider area, LAYA RESIDENCES remains an attractive entry point both for resale strategies and long‑term rentals.
Note:
• When assessing the yield of a specific apartment, it is essential to factor in its condition, layout and views — the figures provided reflect only average DLD indicators for the building and the area.
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