1. Area definition and data structure
Actual location: according to DLD data, Mass Residence is located in Al Barsha South Fourth and is part of the Jumeirah Village Circle master project.
The DLD database records 103 sale transactions and 31 rental contracts for residential units in this building over the entire period, including 4 rental contracts for studios. This allows for a comparable analysis both at the building level and at the wider area level.
2. Sales dynamics and deal structure
Transaction frequency: the main volume of transactions for Mass Residence falls in 2024–2025 (26 in 2024 and 77 already completed/planned in 2025, which likely reflects handover or an active sales phase of the project).
Dynamics of average price per m² in the building (studios):
– Q4 2024: 17,924 AED/m² (5 transactions)
– Q1 2025: 15,521 AED/m² (4 transactions)
– Q3 2025: 10,239 AED/m² (8 transactions)
The average price per m² in the building for studios over the last 12 months is 10,533 AED/m².
Dynamics of average price per m² in the area (Al Barsha South Fourth, all apartments):
– Q1 2023: 11,213 AED/m²
– Q4 2023: 12,938 AED/m²
– Q1 2024: 12,959 AED/m²
– Q4 2024: 13,296 AED/m²
– Q1 2025: 14,173 AED/m²
Average price in the area over the last 12 months: 15,043 AED/m².
Comparison: studios in Mass Residence are on average about 30% cheaper over the last 12 months than the area average for all apartments.
3. Rentals: structure and quantitative indicators
According to DLD, 4 studio rental contracts in Mass Residence have been recorded over the last 12 months. Based on these, the average rental rate is 1,115 AED/m² per year (annual rent divided by unit area). If we take all residential rentals in the building over the same period, the average rate is slightly lower: 1,030 AED/m² per year.
The dataset is limited in size, but it is sufficient for a basic yield assessment for the building.
4. Market yield (ROI) and investment assessment
12‑month ROI calculation (Mass Residence, studios):
– Average purchase price per m²: 10,533 AED
– Average rent per m²: 1,115 AED/year
– Annual gross ROI: 1,115 / 10,533 ≈ 10.6%
Net yield estimate: taking into account transaction costs on purchase (fees, commission, additional expenses — in total ~7%), the adjusted net ROI will be around 9.9–10.0%.
For Al Barsha South Fourth (sales): the average price per m² is significantly higher (15,043 AED/m²). Rental data for the area for the same period is not available in this dataset, so it is not possible to build a rental and ROI benchmark purely at the area level.
Fair price range estimate for a target yield of 7–8% per annum:
– For a studio in Mass Residence with an average rent of 1,115 AED/m², to achieve 7–8% per annum, the fair price range is 13,938–15,929 AED/m².
– The current average sale price (10,533 AED/m²) is below this range, meaning the asset delivers a yield above 8% even at current DLD transaction levels.
5. Liquidity and market positioning
The building’s liquidity is confirmed by a steady flow of sale and rental transactions, especially at the launch and handover stage. The market in Al Barsha South Fourth is very active: around 75,000 transactions across all assets, with more than 20,000 deals over the last 12 months.
Mass Residence is noticeably cheaper than the area average in terms of studio prices (a gap of about 30–35%), which supports its attractiveness for investors, especially given the above‑average yield based on current transactions.
6. Conclusion and investor outlook
Mass Residence (studios) is currently characterized by:
– a budget entry level compared with the wider area (Al Barsha South Fourth);
– above‑average yield (10.6% gross over 12 months; even after all costs, net yield exceeds 9%);
– proven rental demand (actual DLD‑registered contracts);
– overall liquidity driven by the popularity of Jumeirah Village Circle.
For an investor targeting a 7–8% annual yield, Mass Residence is priced significantly below the “fair” threshold, which may be linked to the project’s novelty, building‑specific features, or the current pricing policy of the developer. Based on the observed dynamics, one can expect stable demand and an attractive ROI over a 3–5 year horizon, especially if rental rates remain at current levels or grow in line with the broader JVC market.
Limitation: the rental metrics are based on a relatively small set of recent contracts (4 studios), which introduces some volatility into the result. However, the absence of extreme or anomalous values supports the relevance of the indicated range.
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