ROI analysis of apartment in Mayas Geneva: DLD data and real deals

1. Definition of the area and data structure

Actual location: Mayas Geneva belongs to the Al Barsha South Fourth area, master project Jumeirah Village Circle according to the DLD database, with the project name Mayas Geneva. All further comparisons and benchmarks are built relative to this area and master project.

2. Analysis of deal volume and structure for the building

There is a substantial volume of transactions for 1-bedroom apartments (1BR) in Mayas Geneva: a total of 61 deals. A significant share of transactions took place in 2023 (39 deals), with additional deals dated 2024 (9) and even 2025 (13). The presence of transactions dated for a future year is usually related to the specifics of registering DLD forms for off-plan projects (at the time of analysis, only past or current dates should be taken into account).

3. Sales price dynamics and levels

Average prices per square meter for 1-bedroom apartments in Mayas Geneva over the last 12 months were around 12,640 AED/m². Over the past year an upward trend was observed: quarterly values for 2023–2024 increased from ~10,800 to 14,300 AED/m² with local fluctuations, indicating high presale activity and subsequent stabilization of the average price after project handover.

For comparison, the area benchmark (1BR in Al Barsha South Fourth) over the last 12 months is significantly higher — an average price of about 14,400 AED/m². Quarterly price dynamics in the area grew gradually from 10,700 to 12,700 AED/m² in 2023–2024, with projections reaching up to 15,000 AED/m² (2025).

Thus, sales in the building were 12–15% below the current area benchmark in Al Barsha South Fourth, which is typical for new stock that is not yet fully completed or is in the process of being commissioned.

4. Rental data and yield calculation

For Mayas Geneva itself (as well as for the Jumeirah Village Circle master project) there are no confirmed DLD rental contracts for 1-bedroom apartments (not a single registered rental deal with relevant filters). This is understandable for new buildings where units are only entering the market or are not yet occupied.

At the area level (Al Barsha South Fourth), the sample of rental contracts for residential apartments is large enough to allow generalizations. The average annual rental rate per square meter (for all apartments, without strict breakdown by 1BR) over the last 12 months is approximately 1,043 AED/m². Area dynamics show steady growth from 745 to 970–1,050 AED/m² over the last 2 years.

5. ROI and “fair price range”

Since there are no confirmed rental contracts in Mayas Geneva itself, it is more accurate to use the area indicator:

– Area yield based on current rental rates:
– brutto ROI = 1,043 / 14,394 ≈ 7.2% per annum (for the area).
– net ROI (taking into account transaction and other costs of ~7%) is 6.7–6.8% per annum relative to the entry price.
– For the building itself these indicators cannot be formally calculated — for an investor, the reference point is the area figure for comparable properties.

– “Fair price range” (to achieve 7–8% yield at current area rental levels):
– fair price range: from 13,040 to 14,900 AED/m².
– The current average price in the building (12,640 AED/m²) is significantly below this level. If the rental market continues to form at the level of the current area benchmark, the potential for price growth in Mayas Geneva or for achieving a resale premium remains. However, for now this potential is more “on paper”, since the rental cash flow at the address is not yet recorded in DLD.

6. Liquidity and prospects

Sales liquidity in the project is extremely high (more than 60 deals for 1-bedroom units alone), with a stable transaction flow confirmed; the price trend at presale and during handover was steady and above the initial level, but still below area benchmarks. The absence of rental contracts is explained by the newness of the project; most likely, the rental market will form over the next 6–12 months, and investors should monitor the appearance of the first leases in DLD.

Compared with Al Barsha South Fourth, Mayas Geneva is being sold at a price discount, which is favorable for long-term investments targeting catch-up growth. The area as a whole demonstrates gradual growth in both prices and rental rates, confirming stable demand from both buyers and tenants.

7. Investor takeaways

At the current stage, Mayas Geneva offers a more attractive price entry point in the context of rising area levels. Yield based on DLD-registered rents for the building is not yet confirmed, but the area allows one to expect around ~7% brutto ROI under a conservative rental strategy. For a formal calculation of yield and fair price, it is necessary to wait for the first actual rental contracts (registered in DLD) specifically at the building’s address.