1. Definition of the area and data structure
Actual location: according to DLD, LOLENA is located in Al Barsha South Fourth, master project Jumeirah Village Circle.
All analytics below is based precisely on this territorial reference.
Volume of available data:
DLD records show 79 transactions for LOLENA, including regular studio sales over the past 4 years. In Al Barsha South Fourth as a whole, more than 74,000 sales have been registered across different properties, which allows us to confidently use the area benchmark. For rentals in the building, 76 studio lease contracts have been recorded, which provides a sufficient statistical basis for analysis.
2. Demand and liquidity
Sales volume in the building:
– Over the past 4 years LOLENA has shown stable studio sales: for example, in 2023 — 21 transactions; in 2024 — 9 transactions; in 2025 (to date) — 16 transactions. Studio liquidity is good: deals are closed every quarter.
For the number of studio rental contracts in LOLENA there is valid data for the last 3 years (76 contracts), which indicates a formed tenant market and steady demand.
3. Price dynamics and purchase levels
LOLENA (studios), price per m²:
– Average sale price per m² over the last 12 months: 8,184 AED.
– Area benchmark (Al Barsha South Fourth) for studios: 17,495 AED per m².
– Studios in LOLENA are sold noticeably below the area average for studios (by ~53%).
– Actual transaction range over the last 12 months: from 6,138 to 10,229 AED per m² (studios).
Average price per m² dynamics in LOLENA (studios), by quarter:
– 2020–2021: 5,600–6,400 AED per m²,
– 2022: 5,900–6,100 AED per m²,
– 2023 growth to 7,300 AED/m², early 2024 — recovery to 10,450 AED/m²; in Q2 2025 — 8,184 AED/m².
– Area prices grew more strongly: from ~9,000–10,000 AED in 2020 to 15,500–17,500 AED over the last 12 months.
LOLENA is significantly cheaper than the studio market in the area in terms of price per m², which makes the building attractive in terms of “entry price”.
4. Rental dynamics and levels
LOLENA (studios), rent per m² (annual contract):
– Average rate over the last 12 months: 942 AED per m² per year.
– Comparable area figure: 1,284 AED per m² per year (studios).
– Thus, in terms of yield the building is ~27% cheaper than the average area rent (the gap is much smaller than for purchase prices).
Studio rental dynamics in LOLENA over 3 years:
– 2021: 470–600 AED/m²,
– 2022: 530–860 AED/m²,
– 2023: 650–810 AED/m²,
– 2024: 890–990 AED/m² (by quarter, with a consistently upward trend towards the current rate).
Al Barsha South Fourth shows a similar positive trend: from 600 AED/m² in 2021 to 1,280 AED/m² in 2024 for studios.
5. Current yield (ROI) and “investor fair value” of the price
Based on DLD data for the last 12 months:
For LOLENA (studios):
– Average price per m² over the last 12 months: 8,184 AED.
– Average rent per m² over 12 months: 942 AED.
– Gross yield for the building: ROI_brutto_home = 942 / 8,184 ≈ 11.5% per annum.
– After accounting for transaction costs (~7–8% of the price) — ROI_net_home = 11.5% / 1.07 ≈ 10.7% (or 10.6–10.8%).
For the area (Al Barsha South Fourth studios):
– Average price per m² over 12 months: 17,495 AED.
– Average rent per m² over 12 months: 1,284 AED.
– ROI_brutto_area = 1,284 / 17,495 ≈ 7.3% per annum;
– After costs ROI_net_area ≈ 6.8–6.9%.
Range of “fair entry prices” for an investor targeting a 7–8% yield:
– For LOLENA (studios): 942 / 0.08 = 11,775 AED/m² (8% yield), 942 / 0.07 = 13,457 AED/m² (7% yield).
– The actual current average transaction price is significantly below these levels: 8,184 AED/m². Thus, LOLENA is selling at a substantial “discount to investor fair value”.
– For the area, the “investor range” is: 1,284 / 0.08 = 16,050 AED/m² to 18,343 AED/m² (this matches the market price of studios in the area).
6. Comparison and recommendations
LOLENA studios deliver a significantly higher yield (ROI_net ~10.7%) compared with the area average (~6.9%). Purchase prices in the building are substantially lower, and tenant demand is confirmed by stable leasing activity.
Liquidity for both sales and rentals is high (regular transactions and leases every quarter).
There is no premium in current LOLENA prices versus the “investor level”; on the contrary, there is a notable discount. Unlike the wider area, prices per m² in the building have not yet caught up with the area’s growth trajectory.
Outlook for an investor: there remains potential for further price growth and narrowing of the current discount versus the area. The yield is significantly above the average for Jumeirah Village Circle/Al Barsha South Fourth studios, while the risk of rental decline is relatively low. Fundamentally, LOLENA is currently one of the most attractive entry points in the studio segment in this location.
Summary: LOLENA is attractive for investors both in terms of growth potential and “entry yield” — current deals are closing at a discount with a gross ROI well above the area’s average. The area is growing dynamically; liquidity is high. For a long-term purchase (3–5 years), the current price level in LOLENA is justified and has upside potential up to the area benchmark.
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