ROI analysis of apartment in Oxford 212: DLD data and real deals

1. Definition of the area and data structure

Actual location: the building Oxford 212 (fully matching DLD records) is located in Al Barsha South Fourth and is part of the Jumeirah Village Circle master project.
According to the DLD database, 425 sale transactions have been registered for Oxford 212 and 338 rental contracts for the Oxford 212 project.
The analysis focuses on 2-bedroom apartments (2BR) in Oxford 212 and is provided with a benchmark against this area and the master project.

2. Transaction dynamics and volumes

The transaction volume for 2BR units in Oxford 212 is moderate — on average, 2–4 deals per quarter are registered, with some periods of higher activity (for example, up to 10 deals per quarter at the launch stage in 2022). This indicates steady demand, typical for new residential developments in Jumeirah Village Circle.
In Al Barsha South Fourth, sales of 2BR apartments show high and growing volumes: more than 2,000–3,000 transactions per year, which confirms the high liquidity of the location.

3. Price per square metre dynamics (sales)

For Oxford 212 (2BR), the average price per m² increased from 8,100–9,500 AED/m² in 2022 to around 13,200–16,000 AED/m² in 2024 (in the most recent quarters). Over the last 12 months, the average transaction price has been 15,900 AED/m².
By comparison, in the area (Al Barsha South Fourth, 2BR) the current average price per m² over the last 12 months is about 13,600 AED/m², which makes the price level in Oxford 212 roughly 17% above the area average.
Overall, the trend shows stable long-term growth, typical for Jumeirah Village Circle, with an acceleration from 2023.

4. Distribution of unit sizes and prices

Typical sizes of 2BR units in Oxford 212 range from 90 to 175 m², with most transactions around 95–145 m². Achieved prices depend heavily on the timing of the deal: from 8,100 to 19,300 AED/m², while transactions above 15,000 AED/m² only appeared at the end of 2023 and in 2024. For practical purposes, the relevant price corridor over the last year is 13,000–16,000 AED/m².

5. Rentals: level, dynamics, structure

Over the last 12 months, the average rental rate in the Oxford 212 project has been 1,510 AED per m² per year (average across all apartments, without isolating strictly 2BR units due to lack of segmented data for this specific type).
In Al Barsha South Fourth, the average rental rate is 1,043 AED/m²/year – Oxford 212 delivers about a 45% premium to the area, which confirms the project’s newness and strong market appeal.
The volume of contracts (338 for the building) allows us to treat the sample as representative.
Historical quarterly rental dynamics for the building are available only to a limited extent — but the current rental level is confirmed.

6. Key metrics over the last 12 months (building and area)

Average sale price per m² over 12 months (Oxford 212, 2BR): 15,905 AED/m²
Average rental price per m² over 12 months (Oxford 212, all apartments): 1,511 AED/m²/year
Average sale price per m² over 12 months (area, 2BR): 13,597 AED/m²
Average rental price per m² over 12 months (area): 1,043 AED/m²/year

7. ROI and investment range

Gross yield (ROI) for the building: 1,511 / 15,905 = 9.5%
ROI for the area: 1,043 / 13,597 = 7.7%
Adjusting for standard transaction costs of ~7% (combined DLD, broker, and other fees), the net ROI for the building will be around 8.8% (i.e. 9.5% / 1.07).
Calculation of a fair price range for an investor targeting a 7–8% yield: for Oxford 212 the boundaries are — 1,511 / 0.08 = 18,888 AED/m² (upper bound), 1,511 / 0.07 = 21,586 AED/m² (lower bound). The actual average transaction price is 15,900 AED/m², which is below the investment ceiling and potentially provides entry with an expected yield above 8% at stable market rental rates, if we take 1,511 AED/m² as the reference rental level.
The area benchmark does not provide such high yields: at average prices and rents in the area, you arrive at a standard 7.5–7.7% return.

8. Brief summary: liquidity, outlook, demand

Oxford 212 shows strong price growth dynamics and high liquidity against the backdrop of overall demand in Jumeirah Village Circle. The complex consistently trades above the area’s weighted average both in sales and rentals, driven by its newness and successful concept. Rental demand for the building is very strong; at the average annual rate, Oxford 212 clearly positions itself as a product for investors seeking a premium to the market. The ROI level is 1.5–2% higher than the area average, potentially delivering 8–9% after accounting for costs. Entering at the current average price range does not require a discount to achieve an investment yield above 8% per annum under the current rental market conditions.

It is recommended to verify data for individual apartments before purchase (exact size, view, floor, fit-out), as price dispersion is possible, although there are no major outliers or distortions in the statistics.