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1. Definition of the area and data structure
Actual location: according to DLD, LEGADO BY PRESCOTT is located in Al Barsha South Fourth and is part of the Jumeirah Village Circle master project. For studio apartments (0BR) in this building, a statistically significant volume of sales data was obtained (141 transactions), but there are no active rental contracts for studios in this specific building. For rental analysis, studio data across the entire Jumeirah Village Circle was used.
2. Liquidity and transaction volumes
Over the past two years, there has been a consistently strong volume of transactions for studios in LEGADO BY PRESCOTT — sales were particularly high in the four quarters of 2025, which account for the majority of transactions. In total, 141 studio sales in the building were recorded. At the district level, demand is consistently high: more than 1,000 studio transactions per quarter are recorded in Al Barsha South Fourth, confirming the high liquidity of this location.
3. Dynamics of average price per square meter (building and area)
For LEGADO BY PRESCOTT (studios):
– The quarterly range of average prices per m² is very narrow: from 20,083 to 21,171 AED/m² across the four quarters of 2025.
– Over the last 12 months, the average sale price was about 20,442 AED/m².
– Studio sizes range from 33.26 to 54.83 m², with prices per m² varying from 13,412 to 23,950 AED/m².
For comparison, in Al Barsha South Fourth (studios):
– Over the last 12 months, the average price per m² was approximately 17,441 AED/m², noticeably lower than in LEGADO BY PRESCOTT.
– The trend shows confident growth: in 2022–2023, levels were 13,100–15,400 AED/m², by the end of 2024 they reached 15,300–16,000 AED/m², and they continue to rise to 17,300–18,100 AED/m² in current quarters.
Thus, LEGADO BY PRESCOTT trades at a 15–20% premium to the average market level for studios in the area.
4. Rental rate dynamics and levels
Rental data for studios within LEGADO BY PRESCOTT is absent in open DLD contracts (no contracts under any filters for the last 12 months). At the master-project level (Jumeirah Village Circle), the sample is extensive (over 30,000 contracts), which objectively reflects the market situation:
– Average rental rate for studios over the last 12 months: 1,261 AED/m² per year.
– The sample range is very wide (22–126 m²; the minimum recorded and anomalous rates up to 363,636 AED/m² indicate outliers, but the median and the bulk of contracts lie in a normal range).
– Three-year dynamics: in 2022 — 750–800 AED/m², in 2023 — 900–970 AED/m², in 2024 — growth to 1,030–1,150 AED/m², and even higher in some segments (in certain quarters of 2025 there is a spike to 1,400 AED/m²).
5. “Building vs area” comparison, percentage difference
– LEGADO BY PRESCOTT (studios) sells at a 17% premium to the average studio in the area: 20,442 vs 17,441 AED/m².
– There are no direct rental contracts for the building, but at the area/master-project level, the rate has consolidated around 1,260 AED/m² with gradual growth.
6. ROI and fair price range for an investor
– Average purchase price (last 12 months) for a studio in the building: 20,442 AED/m².
– Average rental rate in the area (12 months): 1,261 AED/m² per year.
Calculated values:
– Indicative gross ROI for an investor, based on average market rent: 1,261 / 20,442 ≈ 6.2% per annum.
– Net yield, taking into account the full package of transaction costs (7–8%): 6.2% / 1.07 ≈ 5.8% per annum.
To achieve a target yield of 7–8% per annum, an investor should purchase studios at:
– for 8% ROI: 1,261 / 0.08 = 15,763 AED/m²;
– for 7% ROI: 1,261 / 0.07 = 18,014 AED/m².
In other words, the current average sale price in the building is about 13–30% above the investor-oriented range.
7. Outlook and conclusions
– Demand for high-quality studios such as LEGADO BY PRESCOTT in Jumeirah Village Circle remains strong.
– The asset is trading at a premium to the area’s average market level — this may be explained by quality characteristics, newness, or positioning within the microlocation.
– At current average purchase prices, an investor can expect a gross yield of around 6–6.2% per annum (net ~5.7–5.8%), which is below the classic investment “benchmark” for Dubai. To reach 7–8% per annum, a 10–20% discount to current prices is required.
– Jumeirah Village Circle is demonstrating a fast-growing rental and sales market for residential property. Over a 3–5 year horizon, further cyclicality and sustained demand can be expected, but the price premium for new stock relative to the wider area may narrow as the secondary market matures.
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