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1. Definition of the area and data structure
Actual location: According to DLD, Loci Residences is located in Al Barsha South Fourth and is part of the Jumeirah Village Circle master project.
Sample size: A total of 58 sales transactions for 1-bedroom apartments (1BR) in this building have been recorded. The analysis includes only transactions with residential apartments with valid area data, as well as only actual rental contracts from recent years.
2. Purchase price dynamics and levels
Building (Loci Residences, 1BR):
The average actual price per square metre for 1BR sales in the building over the last 12 months amounted to AED 11,309 (based on 11 confirmed transactions).
The most recent quarterly averages fall within the range of AED 10,800–13,100 per m². The price trend for the building over the past 2 years is moderately positive (growth continued until mid-2024, after which a stabilisation or minor fluctuations are likely).
Area (Jumeirah Village Circle, Al Barsha South Fourth, 1BR):
The benchmark average price per m² for 1-bedroom apartments in the area over the last 12 months is AED 14,377. Thus, apartments in Loci Residences are currently selling at roughly a 20% discount to the average market level in JVC (Al Barsha South Fourth), which may be due to the building’s age, internal specifications, or the impact of bulk sales.
3. Rental dynamics and levels
For the building itself and under all filters (1BR, entire building), there are no current rental contracts in DLD — most likely, as a new building, Loci Residences has not yet recorded any actual annual rental contracts in the open database.
At the area/master-project level, the number of valid contracts is very high: in the last 12 months alone, more than 26,000 (!) residential rental transactions have been registered.
The average annual rental rate per square metre in the area was AED 1,038 (per year), which is a representative benchmark for JVC (Al Barsha South Fourth).
4. Yield comparison and fair price/ROI
ROI calculation (area level only, as there are no confirmed rental contracts for the building):
Gross yield for 1BR in the area (based on actual DLD data): around 7.2% per annum (1,038 / 14,377).
After adjusting for standard acquisition costs (purchase, registration, agency fee, vacancy — around 7%), the indicative net yield that an average investor can reasonably expect in this market is about 6.7%.
For a purchase price around AED 11,300 per m² (the current level for Loci Residences), assuming the area’s average rental level is achieved, the potential gross yield could reach about 9.2%. After accounting for all entry costs, the net figure would be around 8.6%, which is noticeably above the typical target range of 7–8%.
Since there are no registered market rental contracts for this building at all, we have to rely on the area-wide averages; an investor should understand that actual market rents in this building may differ in either direction — for example, if the project is of a lower class or has weaker infrastructure, actual rental rates may be lower.
“Fair” investment price range for those targeting a 7–8% yield (area level only):
From the perspective of a target gross yield of 7–8% per annum, the indicative market value range for the area is from AED 13,000 per m² (rent divided by 0.08) to AED 14,800 per m² (rent divided by 0.07).
Current sales in Loci Residences are significantly below this range.
5. Liquidity and outlook
Liquidity of both the asset and the area is very high: the number of sales and rental contracts in the area corresponds to one of the most dynamic segments in Dubai. Over the last 12 months in JVC (Al Barsha South Fourth), more than 10,500 sales and more than 26,000 rental contracts have been recorded for 1-bedroom apartments.
Outlook: in terms of both prices and rents, JVC is in its second growth cycle (especially based on 2023–2024 results), which supports solid yields despite the overall price growth across Dubai. The building may remain slightly below the market (a 15–20% discount to the area average is likely to persist), but under current conditions this makes it attractive for an investment strategy focused on enhanced yield.
6. Key takeaways
– As of now, there is not a single actual rental transaction for Loci Residences recorded via DLD.
– The average purchase price for 1BR in the building is AED 11,309/m² over the last 12 months, which is 20% below the area level.
– The average rent in the area is AED 1,038/m²/year; area-level ROI is 7.2%, while the potential ROI at the building’s current price is higher (around 8–9%), but one must rely on the actual parameters of the specific apartment and the building’s positioning.
– Liquidity in JVC is very high, and market dynamics are positive.
– For an accurate yield assessment, it is essential to factor in the absence of building-specific DLD rental data: ROI and “fair price” are given only at the area level, not for a specific apartment.
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