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1. Definition of the area and data structure
Actual location: according to DLD, Mass Residence is located in Al Barsha South Fourth and is part of the Jumeirah Village Circle master project.
There is a sufficient volume of transaction data for apartments in this building to analyse demand dynamics and structure. Over the past 24 months, several dozen transactions have been recorded for 2-bedroom apartments alone, which allows for well-grounded conclusions.
2. Sales market analysis
Number of transactions: Over the past four quarters, 25 transactions for 2-bedroom apartments in Mass Residence have been registered, indicating fairly high liquidity of the project on both the primary and secondary markets.
Average price per m² dynamics:
– In 2025, the quarterly average price (in AED/m²) was: Q1 – 14,852, Q2 – 14,535, Q3 – 11,165, Q4 – 13,820. The most notable price decline was observed in the third quarter.
– Over the last 12 months, the average sale price of a 2-bedroom apartment in the building itself amounted to 12,331 AED/m².
For comparison, in Al Barsha South Fourth:
– Long-term dynamics: in 2020 – around 8,000–9,700 AED/m², with growth from 2022 to 2024 to levels of 13,000–15,700 AED/m².
– Over the last 12 months, the average price level in the area was 15,000 AED/m². Thus, Mass Residence is currently trading at a discount to the area average.
3. Rental market analysis
According to DLD, over the past 36 months Mass Residence has seen 31 valid residential lease contracts. There is no current breakdown specifically for 2-bedroom units, but based on all apartments in the complex, the rental level can be reliably estimated.
Average rental rate per m² over 12 months for the building: 1,030 AED/m²/year. For Al Barsha South Fourth — similarly 1,031 AED/m²/year. This indicates that rental demand in Mass Residence is almost identical to the area benchmark.
Rental dynamics for the building over the last three quarters: values were in the range of 922–1,090 AED/m², with a moderately upward trend.
For the area, a steady positive trend has been observed since 2020: from 520–660 AED/m² (2020–2021) to 1,050 AED/m² in the current periods.
4. Comparative analysis and yield
Liquidity:
– Mass Residence shows high and stable volumes of both sales and rentals, in line with the overall performance of Al Barsha South Fourth.
– Transaction activity reflects predictable market demand from both buyers (especially in 2025) and tenants.
Price comparison:
– The building is currently trading at an 18% discount to the average price per m² in the area (12,331 vs 15,000 AED/m²).
Gross yield (ROI):
– For the building: the ratio of average annual rent per m² to the current price is 8.3% (1,029 / 12,331 AED).
– For the area: the comparable figure is 6.9% (1,031 / 15,000 AED).
Adjustment for costs and net yield:
– Assuming typical entry costs of 7%, the estimated net yield (ROI_net) for the building is just under 7.8% per annum, and around 6.5% for the area.
Fair price range for an investor targeting 7–8% per annum:
– At the current rental level in the building, the fair investment price is in the range of 12,869–14,708 AED/m².
– The current market average price (12,331 AED/m²) already corresponds to a target yield slightly above 8%.
– For the area, to achieve an ROI of around 7–8%, the fair price would be in the range of 12,888–14,729 AED/m², which is very close to current levels.
5. Outlook and conclusions
– Liquidity in Mass Residence is high both in terms of sales and rentals.
– The price per m² in the complex is below the area average, which increases the potential yield for a new investor.
– In recent years, yields have objectively been above the area average (8.3% versus 6.9%), and net yield after costs can confidently remain in the 7–8% corridor even without a downward price adjustment.
– The building and the area have shown steady growth in both prices and rents since 2020, with no current prerequisites for a trend reversal.
– There is no overpayment relative to the fair value range — a discount to the area is present both in terms of rental rates and purchase liquidity.
Under current conditions, Mass Residence is an attractive choice for an investor focused on maximising rental income in Jumeirah Village Circle/Al Barsha South Fourth, with solid prospects for stable demand and moderate rental growth.
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