1. Definition of the area and data structure
The actual location of Oxford Residence 2 according to DLD: Al Barsha South Fourth district, Jumeirah Village Circle master project. The analysis includes sales and rental transactions for this specific building, with a focus on 2-bedroom apartments.
For Oxford Residence 2, 33 sales transactions involving 2-bedroom apartments were identified on the resale market. There are relatively few direct rental contracts specifically for 2-bedroom units in this building, but across the entire building there are 467 confirmed rental contracts. As a benchmark, we also use data for Al Barsha South Fourth.
2. Sales dynamics and current price level
Average price per square metre dynamics for 2-bedroom apartments in the building:
– In 2020, prices ranged from 6,100 to 9,200 AED/m², with most deals in the 6,100–7,300 AED/m² band.
– In 2023, the range was 7,100–7,800 AED/m².
– Over the last 12 months, the average transaction price in the building (2-bed) is 14,356 AED/m² (growth driven by recent high-price deals, likely linked to new supply / market restart).
– For comparison: in Al Barsha South Fourth (2-bed), the average price per m² over 12 months is 12,904 AED/m². Over the longer term, the district has historically grown from 6,500 AED/m² (2020) to 13,000+ AED/m² today.
Overall, the current level in Oxford Residence 2 is above the district average, reflecting either higher quality of the building or the impact of recent sales.
3. Rental rate dynamics and current rental levels
Across the entire building, the average rental rate over the last 12 months is 1,218 AED/m²/year.
In Al Barsha South Fourth (all apartments), the average is 1,045 AED/m²/year.
The building shows pronounced growth: from 750–900 AED/m²/year (2020–2022) to 1,050–1,250 AED/m²/year (2023–2024).
In the district, growth has been smoother: from 520–680 AED/m²/year (2020–2022) to 850–1,050 AED/m²/year (2023–2024).
4. Comparison of the building and the district, payback
– Current (last 12 months) average purchase price per m² in the building — 14,356 AED/m², rent — 1,218 AED/m²/year.
– For the district, 2-bed: 12,904 AED/m² and 1,045 AED/m²/year.
Return calculation (ROI):
– Gross ROI for Oxford Residence 2: 8.49% per annum (for the whole building, all unit types).
– For Al Barsha South Fourth: 8.10% per annum.
Taking into account standard entry costs (around 7–8%), the adjusted net yield will be 7.86–7.91% for the building and 7.5–7.6% for the district.
Fair price range for an investor targeting 7–8% per annum:
– For the building: 15,230–17,400 AED/m².
– For the district: 13,100–14,935 AED/m².
The current average transaction price in the building is already within this range (upper part), while the district is slightly below the investment “ceiling” level. No significant discount to market is required to achieve the target yield at average rental levels; however, in the event of a sharp price increase, returns may start to decline.
5. Liquidity and demand
– Around 33 sales of 2-bedroom apartments in the building, with a steady flow of new deals and a stabilised price range.
– Rentals: substantial contract volume (467 in the building, thousands in the district), confirming demand, especially over the last 2 years.
6. Investor takeaway
Oxford Residence 2 is an active and liquid building in JVC, in the sought-after Al Barsha South Fourth district. Price and rental dynamics indicate healthy growth and stable demand for both purchase and lease of 2-bedroom apartments.
Investment yield based on the latest DLD data at around 7.5–8% net is in line with the current JVC segment. The current price level in the building is close to the investment “ceiling”, so further price growth is only sustainable if rental rates continue to rise. For buyers focused on long-term hold and rental income, the building looks attractive, but recommending purchases at a premium to the market is not justified.
Overall, the 3–5 year outlook is moderate growth, provided that new developer supply in the area remains under control.
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