1. Area definition and data structure
Actual location: According to DLD, the building LE GRAND CHATEAU is located in Al Barsha South Fourth, with Jumeirah Village Circle as the master development. The analysis is based on two-bedroom apartments.
The DLD database contains 97 sale transactions for 2-bedroom apartments in this building for the entire period. For rentals in LE GRAND CHATEAU itself, no active contracts for 2-bedroom units (or any apartments at all) were found either at the building level or at the master-project level. Therefore, for rental analysis we use the area benchmark for Al Barsha South Fourth.
2. Liquidity, frequency and dynamics of transactions
Sales activity for 2-bedroom apartments in LE GRAND CHATEAU is quite high for a secondary building: transactions have been taking place regularly from 2020 up to the present.
From 2020 to 2024, deals were recorded roughly every one to two quarters (with 2020–2021 and several quarters in 2023–2024 being particularly active). This indicates stable demand and relative liquidity of the asset compared with similar stock in JVC and the wider area.
3. Dynamics of the average price per m² (LE GRAND CHATEAU vs area/master project)
The average price per m² for 2-bedroom apartments in LE GRAND CHATEAU from 2020 to 2024 has been growing unevenly: in 2020 the average values were in the range of 4,600–5,500 AED/m², gradually increasing to above 6,500–8,500 AED/m² in 2023–2024.
Over the last 12 months (relative to the current date), the average sale price per m² according to DLD for this building was 8,622 AED/m². For comparison, the average price per m² for 2-bedroom apartments in Al Barsha South Fourth over the same period was 12,900 AED/m²; within the Jumeirah Village Circle master project it was similarly around 12,906 AED/m².
Thus, apartments in LE GRAND CHATEAU are currently transacting at prices 33% below the area or master-project benchmark.
4. Market rental level and ROI
There are no valid rental contracts for 2-bedroom apartments in LE GRAND CHATEAU in the DLD database — neither at the building level nor at the Jumeirah Village Circle master-project level. Therefore, the average annual rental rate is taken at the Al Barsha South Fourth area level across all apartment types: over the last 12 months the average rental rate was 1,042 AED/m² per year.
5. Comparison with the area, ROI, and “investment fair price”
The current average price level in the building (8,622 AED/m²) is significantly below the area level. At the same time, the area’s average rent (1,042 AED/m²) provides a reference point for potential yield, assuming the apartment can be rented out at the average market rate.
- Rough calculated ROI_brutto for the building: 1,042 / 8,622 ≈ 12.1% per annum (an indication that the building is currently trading noticeably cheaper than a number of new or more expensive complexes).
- Net yield ROI_net after accounting for initial costs (≈8% of the purchase price): 12.1% / 1.08 ≈ 11.2% per annum.
The “investment fair price” corresponding to a target yield of 7–8% per annum in the Al Barsha South Fourth market is calculated as follows:
- Lower bound (8%): 1,042 / 0.08 = 13,025 AED/m²
- Upper bound (7%): 1,042 / 0.07 = 14,886 AED/m²
The current average price level in LE GRAND CHATEAU is noticeably below this range, which makes the asset more attractive in terms of yield, but may be related to the age and characteristics of the complex or conservative pricing of the units sold. This level of discount suggests either that transactions are concentrated in less liquid units, or that the building may be undervalued relative to the area market.
6. Conclusions and outlook
- LE GRAND CHATEAU remains a liquid secondary complex with stable demand and regular sales of 2-bedroom apartments.
- The price per m² in this building is 33% below the area/master-project average, which formally provides a very high yield relative to market rents in the area.
- Based on confirmed DLD transactions, the current yield level for the building is about 12% gross and 11.2% net if rented out at the area’s average rate.
- For a typical market target of 7–8% per annum, a fair entry price today could be much higher (13,000–15,000 AED/m²).
- Investors should pay attention to the asset’s liquidity, the building’s characteristics (age, technical condition), compare the yield with alternative investments in JVC and the wider area, and factor in the potential impact of the building’s structure and age on achievable rents.
- There is no data on current actual rental contracts in LE GRAND CHATEAU — practical yield will depend on the ability to rent the unit at a rate close to the area average.
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