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1. Definition of the area and data structure
Actual location: MAYA RESIDENCES 5 is located in Al Barsha South Fifth, within the Jumeirah Village Triangle master project. This is confirmed in the DLD database via a direct filter by the building name. More than 100 sale and purchase transactions have been recorded for this property, providing a solid basis for analytics.
2. Sale price dynamics and levels
The dynamics of the average price per square meter for apartments in MAYA RESIDENCES 5 show the following key points (period – from Q1 2024; there were no earlier transactions for this building):
– In Q1 2024, the average price per m² was ~10,600 AED.
– In Q2 2024 – ~10,000 AED/m².
– Then there is a sharp jump (Q4 2024 – above 14,200 AED/m²).
– At the beginning of 2025, values remain in the range of 12,200–14,000 AED/m².
Over the past 12 months, the average price in the building has been around 12,800 AED/m². For comparison, in Al Barsha South Fifth over the same period, transactions for comparable apartments show an average price of 16,265 AED/m². Thus, the current price level in MAYA RESIDENCES 5 is roughly 21% below the district average.
Across the wider district sample, the dynamics indicate a sharp price increase in 2023, which is typical for new developments at the handover stage, followed by a slowdown in growth rates.
3. Rental rate dynamics and levels
For this building, 23 rental transactions have been recorded (for the “Maya Residences 5” project, correctly recognized by DLD). Data is available for three quarters of 2025: the average rental rate in the building is 1,067–1,115 AED/m²/year.
The average annual rent per m² over the past 12 months in MAYA RESIDENCES 5 was 1,088 AED/m². For comparison, in Al Barsha South Fifth the comparable figure is 944 AED/m², meaning the rental rate in this building is 15% above the district average.
The district-wide dynamics show a steady increase in rents throughout 2022–2025, from around 700–800 AED/m² in 2024 to 950–1,080 AED/m² in 2025.
4. Investment yield (ROI) and fair price assessment
Based on averaged figures for the past 12 months:
– The annual rental rate per m² in the building is 1,088 AED.
– The average sale price per m² in the building is 12,794 AED.
– The investment yield (BRUTTO ROI) for the building is about 8.5% per annum.
– For the district, ROI would be approximately 5.8%.
Taking into account one-off transactional costs (around 7%–8%), the adjusted (NET ROI) yield for MAYA RESIDENCES 5 is estimated at 7.8%–8.0%.
For an investor targeting a 7%–8% annual yield, the fair purchase price range in this building is 13,600–15,500 AED/m² (calculated from the average recorded rental rate in the building over the past 12 months). The actual current transaction price in DLD (12,800 AED/m²) is even below this benchmark, meaning the asset appears attractive from an investment perspective, especially against the wider district.
5. Liquidity comparison and outlook
– The building shows a stable flow of sale and rental transactions, despite its recent launch.
– Market sale prices are below district levels, while rents are higher. This indicates increased tenant demand (possibly due to new specifications or location), but a more affordable entry point for buyers.
– A stable rental level and moderate entry price give the building a competitive advantage in terms of yield.
– Over the next 2–3 years, assuming rental trends persist, liquidity is expected to remain high.
Conclusion: MAYA RESIDENCES 5 offers one of the best yields in the district, combining an accessible purchase price with an elevated rental rate. As of today, it is one of the most compelling options for an investor focused on steady capital growth and passive income.
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