1. Definition of the area and data structure
Actual location: according to DLD, the building Living Garden II belongs to the Al Barsha South Fourth area and is part of the Jumeirah Village Circle master project. The names fully match the filters in DLD, which makes it possible to run correct analytics both for the building itself and for the benchmark area.
Data structure and volume: for purchase transactions of 1-bedroom apartments (1 b/r) in Living Garden II, 37 deals have been recorded, which provides a sufficient sample to analyse price dynamics and compare with Al Barsha South Fourth, where the transaction volume is significantly higher (from hundreds to thousands per quarter in recent years). For rentals, there are no registered current contracts either for the building or for the master project, so only area-level data is used to calculate rents and yields.
2. Transaction dynamics and sale prices
Living Garden II: from 2020 to the current period in 2024, regular sales of 1-bedroom apartments have been recorded. The average price per square metre (AED/m²) in the building by quarter ranged from 7,900 to 10,400. Over the last 12 months, the average price was about 10,400 AED/m², which is above the typical 2021–2023 levels.
Al Barsha South Fourth: over the same period, this area has shown a stable upward trend in prices for 1-bedroom apartments. While in 2021 the average price remained in the range of 8,200–9,300 AED/m², by mid-2024 it had risen to 12,700–14,600 AED/m² by quarter, and the average annual price over the last 12 months reached 14,350 AED/m². This indicates a significantly faster growth of the average price in the area compared with the building under review.
3. Rental market and yield
Rent in the building and master project: according to DLD, the database contains 0 rental contracts for 1-bedroom apartments in Living Garden II and in the Jumeirah Village Circle master project with confirmed information on the unit, area and price. In other words, it is not possible to assess commercial and rental yields for the building itself and the master project based on official DLD contracts.
Area-level rent as a benchmark: in Al Barsha South Fourth the rental volume is very high (hundreds of thousands of contracts over several years). The average annual rental rate per m² for all residential apartments in the area over the last 12 months amounted to 1,030 AED/m² with a clear upward trend (at the beginning of 2023 it was below 750 AED/m²). The average rates show confident growth and reflect the overall market trend of rising long-term rental costs.
4. Comparison of building and area prices, ROI assessment
Comparison of current prices: the average price per m² in Living Garden II based on sales over the last 12 months is 10,422 AED/m². The area benchmark for 1-bedroom apartments is 14,348 AED/m², meaning that units in Living Garden II are priced roughly 27% below the area average.
Investment yield assessment: since there is no official rental data for the building, ROI can only be calculated using the area’s average rental rates (taking into account the increase in the average rent in the area to 1,030 AED/m² per year). A rough calculation of gross yield (at area level): 1,030 / 14,348 ≈ 7.2% per annum. When buying an apartment in Living Garden II at the average price of the last 12 months’ transactions (10,422 AED/m²), the potential gross yield — if rented out at the area’s average rate — could hypothetically reach up to 9.9% per annum, assuming comparable rental rates, which requires separate verification and is not confirmed by DLD contracts.
ROI including transaction costs (DLD fees, brokerage, registration — in total 7–8% of the purchase price) is around 6.7% (at area level). For a fair investment price at a target yield of 7–8% per annum, the range is 12,900–14,700 AED/m² (calculation: 1,030 / 0.08 and 1,030 / 0.07). The current area price is close to the upper bound of this range, while the transaction price in the building is significantly below these levels.
5. Liquidity, demand, outlook
Liquidity: both Al Barsha South Fourth and Living Garden II show steady transaction activity: the area records thousands of sales and leases each quarter, while the building has consistently seen 1-bedroom sales over the past 4 years. Demand is stable, with at least 3 transactions for 1-bedroom units in the building in recent quarters.
Long-term outlook: the area and the building are in a phase of active growth in both prices and rents. The building still has upside potential, given the substantial gap between the average sale price in the building and in the area, as well as strong demand in the rental market. At the same time, the absence of confirmed DLD rental contracts in the building itself limits the formal assessment of yield.
Conclusion: Living Garden II (1-bedroom apartments) is trading noticeably below (by ~27%) the average level in Al Barsha South Fourth. Hypothetically, this may provide a yield above the area average if rented out at market rates, however there are no official rental transactions for the building, and investors should base their assessments on the area’s market benchmark. The area is characterised by high demand and confident price growth, which is positive for liquidity and long-term capital appreciation.
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