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1. Definition of the area and data structure
Actual location: According to DLD, Nicholas Residence is located in Al Barsha South Fourth and is part of the Jumeirah Village Circle (JVC) master development. Database queries show that for the “1 bedroom” (1BR) filter in this building there are enough registered transactions to support a reliable sales market analysis. For rental contracts, however, there have been no 1BR apartment records in this building over the past 12 months, nor within the wider JVC community or Al Barsha South Fourth, according to DLD.
2. Liquidity and demand
In Nicholas Residence, from 2021 to 2025 at least 74 transactions for 1BR apartments were recorded, 8 of which occurred in the last 12 months. This indicates steady buyer demand in this segment. Overall, the Al Barsha South Fourth market is highly liquid: over the last 12 months alone, more than 18,000 transactions were registered for apartments (flats), confirming a broad buyer base and a dynamic market.
3. Price dynamics and levels
For 1BR units in Nicholas Residence, the quarterly dynamics of the average price per square metre (since 2021) are as follows:
– In 2021, prices were in the range of 7,900–8,800 AED/m².
– In 2022, there was a gradual increase to 9,700–10,800 AED/m².
– In 2023, prices stabilised in the 9,700–10,700 AED/m² range.
– Over the last 12 months, the average sale price of 1BR units in Nicholas Residence was 11,058 AED/m².
For comparison, in Al Barsha South Fourth (apartments only):
– In 2022, the average price per m² in the area was around 9,900 AED; by the end of 2023 it had grown by more than one third and in the current year has been holding at 13,300–15,400 AED/m².
– The average transaction price for apartments in the area over the last 12 months was 15,361 AED/m².
Accordingly, 1BR apartments in Nicholas Residence are selling at roughly a 28% discount to the area average.
4. Rental dynamics
According to DLD data for the last 12 months and for the entire monitoring period, there has not been a single registered rental contract for 1BR apartments within Nicholas Residence, in Jumeirah Village Circle, or in Al Barsha South Fourth. Consequently, it is impossible to calculate an average annual rental rate per square metre or to analyse rental dynamics from DLD data, even at the area level for this segment.
5. ROI and assessment of investment appeal
Due to the lack of valid rental rate data for 1BR units in Nicholas Residence, in JVC and Al Barsha South Fourth (based on DLD data for the last 12 months), it is not possible to correctly calculate yield (ROI) using an investment formula or to determine a fair benchmark purchase price range for a target return of 7–8% per annum. Indicative values without DLD confirmation should not be provided.
6. Conclusions for the investor
– Nicholas Residence offers 1BR apartments significantly below the average price level in the area, making it attractive for buyers focused on the budget segment and potential capital appreciation.
– Sales market liquidity is high, both in the building itself and across the wider area.
– Over the last 12 months, the price trend in Nicholas Residence has been stable, while the average price per square metre in the area has grown much more strongly (around 35–40% over 2 years).
– The absence of DLD rental data prevents robust yield calculations: investors should factor this in and be extremely cautious with any assumptions about rental returns for a specific apartment in this building.
– Capital growth prospects are favourable due to the low current price, but a full investment assessment is not possible without transparent statistics on actual rental performance.
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