ROI analysis of apartment in OXFORD BOULEVARD: DLD data and real deals

1. Definition of the area and data structure

Actual location: according to DLD sales data, the OXFORD BOULEVARD building is located in Al Barsha South Fourth, master project Jumeirah Village Circle. This analysis focuses on 2-bedroom apartments.

In total, 253 sale transactions have been found in the database for OXFORD BOULEVARD, of which 15 relate to 2-bedroom units. This is sufficient for a reasonably accurate purchase price snapshot, but there is no rental information either for the building or for the master project — a full rental analysis can only be done at the district level.

2. Sales price dynamics: building vs district

The dynamics of the average price per m² for 2-bedroom apartments in OXFORD BOULEVARD over recent years are as follows:
– In 2020–2022 the average price fluctuated within 6,300–7,000 AED/m².
– In 2023 we see a notable increase: 9,240–9,483 AED/m² (few data points, but the upward trend is clear).
– Over the last 12 months (up to the latest recorded transaction) the average purchase price is around 11,567 AED/m².

For comparison, in Al Barsha South Fourth the average price per m² for apartments has grown at the following pace:
– In 2020–2021 the average was ~8,000–8,500 AED/m².
– In 2022 — 9,100–9,700 AED/m².
– In 2023 and early 2024 the average jumped and has been holding at 12,200–13,500 AED/m², and over the last 12 months — 15,122 AED/m².

The OXFORD BOULEVARD building is significantly behind the district average, lagging by about 24% (11,567 vs 15,122 AED/m² over the last 12 months).

3. Rental: dynamics and current level

According to DLD data, there are no registered active rental contracts for 2-bedroom apartments either in the building or in the master project. Neither for OXFORD BOULEVARD nor for the Jumeirah Village Circle master project is it possible to calculate an average rental rate — all values are missing.

At the Al Barsha South Fourth district level, across all residential apartments, the average annual rental rate per 1 m² over the last 12 months is approximately 1,047 AED/m² (only valid contracts were considered, with extremely low values excluded).

District rental rate dynamics:
– 2020–2021: 520–670 AED/m².
– 2022: 620–680 AED/m².
– 2023: 745–812 AED/m².
– 2024: 849–966 AED/m².

4. Building vs district comparison, liquidity

OXFORD BOULEVARD is rapidly catching up with the district market — price growth in the building outpaces the early growth rates of Al Barsha South Fourth, but the current purchase price is still significantly below the district benchmark (around 24% lower). In terms of transaction volume, the building’s liquidity is average: prices are rising, but the market is not overheated yet.

Rental demand is generally high: thousands of contracts per quarter are recorded across the district, which characterises the segment as very active. There are no precise figures for leasing 2-bedroom units in OXFORD BOULEVARD, which is typical for new or smaller assets, but its price competitiveness can attract additional demand.

5. Yield assessment and fair price for an investor

ROI and “fair price” calculations are only possible at the district level, since there is no rental data for the building itself.

– Average sale price over the last 12 months in the district: 15,122 AED/m².
– Average annual rent: 1,047 AED/m².
– Gross ROI for the district = 1,047 / 15,122 = 6.9%.

Taking into account real acquisition costs (DLD fee ~4%, agency commission ~2%, other ~1–2%), net ROI for an investor decreases to around 6.4% (division by 1.08).

To achieve a target ROI of 7–8%, the “fair” price for an investor in this segment at the district level would be:
– at 8% ROI: 1,047 / 0.08 = 13,088 AED/m²
– at 7% ROI: 1,047 / 0.07 = 14,957 AED/m²

The current district average price is above this range, but OXFORD BOULEVARD offers a discount versus the district even assuming further growth in rental rates.

6. Conclusions

– In terms of purchase prices, OXFORD BOULEVARD is offered at a noticeable discount compared with the rest of Al Barsha South Fourth, which may be an attractive entry point for an investor.
– DLD has no yield data for this specific building, but on average across the district the current net annual return is around 6.4%. Buying at the building’s own price levels implies a yield potential above the district average.
– The rental market is highly liquid, demand is steadily growing, and rental rates have shown consistent quarter-on-quarter growth over the last 2 years.
– Achieving yields above 7% at the district level is realistic only when buying at a discount or with further rental growth, but in this building the price/quality ratio is clearly in the investor’s favour.