1. Definition of the area and data structure
Actual location: LE GRAND CHATEAU building (1-bedroom apartments), according to DLD transactions, is located in Al Barsha South Fourth, master project Jumeirah Village Circle. For this report, all transactions and contracts are used with filters applied to this building and area.
2. Analysis of sale and purchase transactions over 3–5 years
From 2020 to 2025, 98 transactions were registered for LE GRAND CHATEAU (1-bedroom apartments). The frequency of sales has remained consistently high every year, indicating good project liquidity. The highest number of deals was recorded in 2020 and 2024; there were some weaker quarters, but not a single year passed without transactions.
Dynamics of the average price per square metre:
– At the beginning of 2020, the average price was ~5,800 AED/m².
– During 2022–2023, prices fluctuated between 5,500–8,000 AED/m².
– In 2024–2025, growth was recorded: average values exceeded 8,000 AED/m², and some quarters showed an increase up to 9,940 AED/m².
Compared to Al Barsha South Fourth for 1-bedroom apartments, where the price dynamics have always been higher (from 7,900 to over 14,000 AED/m² in 2024–2025), LE GRAND CHATEAU trades at a significant discount to its surroundings.
Average price per m² over the last 12 months:
– In LE GRAND CHATEAU (1-bedroom): 8,913 AED/m².
– In Al Barsha South Fourth (1-bedroom): 14,384 AED/m².
The range of unit sizes and price levels in the project is typical for the affordable apartment segment in JVC.
3. Rental market analysis
For LE GRAND CHATEAU itself and the Jumeirah Village Circle master project, no valid (Ejari) rental contracts for 1-bedroom apartments matching the filters by size and price have been recorded in recent years in the open DLD data. Therefore, the analysis is carried out at the level of Al Barsha South Fourth for all residential apartments.
Over the last 12 months:
– The average annual rental rate in the area was 1,040 AED/m².
– Historical dynamics for 2020–2024: after the lows in 2020 (~520–650 AED/m²), the average rate has been steadily increasing — by the end of 2023 it exceeded 800 AED/m², and in 2024 it surpassed 1,000 AED/m² per m².
The distribution of rental rates is quite wide, but in recent quarters the average level has been rising dynamically. This indicates strong rental demand in the area.
Analysis by apartment type within the area is not possible due to the lack of relevant breakdown for 1-bedroom units in DLD at the moment.
4. ROI and fair price assessment
For LE GRAND CHATEAU, ROI is calculated only on the basis of area-level rental rates, as there is no data for the building itself.
Current market price levels:
– LE GRAND CHATEAU project (1-bedroom): 8,913 AED/m².
– Al Barsha South Fourth area: 14,384 AED/m².
Current average rent (area level): 1,040 AED/m² per year.
Gross yield (ROI “brutto”) for the area:
– ROI_brutto = 1,040 / 14,384 ≈ 7.2% per annum.
Adjustment for transaction costs (around 7% added to the purchase price):
– ROI_net ≈ 7.2% / 1.07 ≈ 6.7% per annum.
If we consider a purchase at the LE GRAND CHATEAU price level (8,900 AED/m²), the theoretical ROI, assuming it can be rented out at the average area rate, may exceed 11–12% — but this is a calculation based solely on area data, as there are no actual contracts for the building itself.
Investment fair price range to achieve 7–8% per annum at area rental levels:
– 1,040 / 0.08 = 13,000 AED/m² (at 8%);
– 1,040 / 0.07 ≈ 14,860 AED/m² (at 7%).
The current sale price in LE GRAND CHATEAU is significantly below this indicative “fair” level, which points to purchase potential — although it is important to note that at the building level, rentals are not recorded by DLD (possibly the apartments are held for own use or the rental market in the building is not active).
5. Conclusions on liquidity and outlook
– LE GRAND CHATEAU demonstrates consistently high liquidity in the 1-bedroom segment, with regular transactions recorded every year.
– Price dynamics significantly lag behind the area level: the project trades at a substantial discount compared to other 1-bedroom apartments in Al Barsha South Fourth/JVC.
– There are no valid DLD rental contracts for the building and the master project; at the area level, however, there is a pronounced increase in rental rates and confirmed high occupancy.
– ROI for LE GRAND CHATEAU is calculated only approximately, based on the average area rental rate — if an apartment can be rented out at the average area rate, the yield may be higher than the area average.
– For an investor, acquiring a unit in LE GRAND CHATEAU looks attractive in terms of potential yield; however, the absence of rental contracts for the building requires caution: there is no guarantee that the average area rental rate is achievable here.
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