Skip to content
1. Definition of the area and data structure
Actual location: According to the DLD database, the Mayas Geneva building is unequivocally classified as part of Al Barsha South Fourth and the Jumeirah Village Circle master project. The analysis is carried out for two-bedroom apartments (2BR); all queries are filtered by the actual building name (Mayas Geneva), bedroom class (2 b/r), as well as by the master project and area for benchmarks.
2. Sales activity and liquidity
In Mayas Geneva, 30 transactions have been registered for 2BR units, distributed by quarter starting from 2023. The highest activity was recorded in Q2 2023 (7 deals), after which the frequency steadily declines to 1–2 deals in the most recent quarters. This is good liquidity, typical for new buildings in an actively developing area.
The dynamics of the average price per square meter for 2BR units in the building over 2023–2025 (excluding future dates — they are not included in the report) show the following levels:
– Early 2023 — around 11,100 AED/m².
– Full 2023 range — from 10,100 to 11,200 AED/m².
– 2024 — growth to 12,500 AED/m² in the second half of the year.
Overall, prices in the building are rising; the latest recorded values are in the range of 11,700–12,500 AED/m². The 12‑month average for the building is about 11,670 AED/m².
3. Comparison with the area and master project
For Al Barsha South Fourth and the Jumeirah Village Circle master project, the average price per m² for 2BR apartments is also clearly on an upward trajectory:
– In 2020 — 6,500–7,000 AED/m².
– End of 2021 — 7,900–8,600.
– End of 2022 — 9,000–9,100.
– Full 2023 — 10,300–11,500 AED/m².
– In 2024 — continued growth: 11,400–12,300 AED/m².
The 12‑month average for 2BR units in the area is about 12,900 AED/m², which is 10% above the level of the building itself. The building is slightly cheaper than the area benchmark.
4. Rental market — level and outlook
The DLD database does not contain confirmed recent rental contracts for 2BR units in Mayas Geneva under your filters, which is typical for a new project. At the master-project/area level (Jumeirah Village Circle, Al Barsha South Fourth), more than 26,000 rental contracts for all residential apartments have been recorded over the last 12 months, with an average annual rent of 1,040 AED/m² across all apartment types (no separate data for 2BR, so an aggregated area level is used).
Rental dynamics at the area level:
– 2020 — 560–1,200 AED/m² (volatile).
– 2021–2022 — 570–680 AED/m² (stable and below trend).
– 2023 — steady growth from 745 to 812, then acceleration in 2024: 850, 870, up to 970 AED/m² in the later quarters.
Over the last 12 months, the average rent in the area is 1,040 AED/m²; there are no specific figures for 2BR apartments.
5. Yield (ROI), fair price range, investment conclusion
As of the last 12 months, the data are as follows:
– Average sale price in the building: 11,670 AED/m² (Mayas Geneva 2BR).
– Average area price: 12,900 AED/m² (JVC, Al Barsha South Fourth, 2BR).
– Average area rent across all apartments: 1,040 AED/m² per year.
– Area gross yield (ROI_brutto) when buying at area prices: 1,040 / 12,900 = 8.1% per annum (indicative, for all apartment types).
– Building-level ROI_brutto using area rent: 1,040 / 11,670 = 8.9% per annum.
After adjusting for initial costs (around 7%: DLD fees, broker commission, registration, vacancy), the net yield (ROI_net) for the building is about 8.3% per annum (1,040 / 12,487).
The investment fair price range for a 7–8% annual yield at the area rent level is: 1,040 / 0.08 = 13,000 AED/m²… 1,040 / 0.07 = 14,860 AED/m². The current market price in Mayas Geneva (11,670 AED/m²), and even at the area level (12,900 AED/m²), is below this range, meaning that at the moment the asset is rather attractive for purchase from an investment perspective.
6. Liquidity and market activity
Jumeirah Village Circle (Al Barsha South Fourth) is a highly liquid area with strong volumes of both sales and rentals. Liquidity for 2BR units in Mayas Geneva is good for a recently completed building; the area is steadily growing in both prices and rents. There is sustained demand momentum for both purchase and rental of properties in this cluster.
7. Outlook
Both the area and the asset have solid prospects: upward price trend, high liquidity, and strong rental demand. In the medium term (3–5 years), there are grounds to expect that the attractive yield will be maintained, although returns may gradually compress as prices continue to rise and rental growth slows.
Limitation: there are no confirmed 2BR rental rates for the building itself in the DLD database; benchmarks are provided at the area level and for the entire apartment segment.
Related Articles
- ROI analysis of apartment in AXIS RESIDENCES 8: DLD data and real deals
- ROI analysis of apartment in HAMILTON HOUSE: DLD data and real deals
- How to sell an unit in Dubai in Silicon Star 2 – analysis 2026
- ROI analysis of apartment in Loci Residences: DLD data and real deals
- How to sell a property in Dubai in Boulevard Central Tower 2 – analysis 2026
