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1. Definition of the area and data structure
Actual location: According to DLD data, Oxford Residence 2 is located in the Al Barsha South Fourth area and is part of the Jumeirah Village Circle master project.
Sources and samples: The analysis is based on verified DLD data both for Oxford Residence 2 (separately for 2-bedroom apartments) and for Al Barsha South Fourth (also selectively for 2-bedroom units and for the residential stock as a whole).
2. Transactions and liquidity
Over the entire period, the DLD database records 33 transactions for 2-bedroom apartments in Oxford Residence 2. The number of transactions in the wider area is significantly higher — sales volumes for 2BR units in Al Barsha South Fourth consistently reach hundreds of deals per quarter, especially over the last 2–3 years.
For Oxford Residence 2, sales have also been recorded over the last 12 months, which indicates the presence of secondary-market demand.
As for rentals of 2-bedroom apartments in Oxford Residence 2 itself and in Jumeirah Village Circle overall, there is no data in the last two summer samples: at the time of analysis, DLD records for the past 24 months contained no valid lease contracts with the required unit size and annual rent above threshold values. Across Al Barsha South Fourth as a whole, however, the volume of rental contracts for all apartment types remains high (many thousands of deals every quarter).
3. Price dynamics per square metre
Oxford Residence 2 (2-bedroom):
– In 2020, the average price per m² ranged from 6,100 to 9,300 AED, depending on the quarter.
– In 2021, it mostly remained within 6,200–8,700 AED/m².
– After a pause (no data for 2022), a clear increase is visible in 2023 and early 2024: average transactions are already being recorded at 7,100–12,300 AED/m².
– Over the last 12 months, the average transaction price for 2BR units is 14,356 AED/m², noticeably above the area level.
Al Barsha South Fourth (2-bedroom):
– In 2020–2021, primary and secondary market prices for 2BR units ranged from 6,250 to 7,900 AED/m².
– From 2022, there was a jump to 8,350–9,050 AED/m².
– In 2023, the average price has held at 10,300–11,500 AED/m², and over the last 12 months — 12,850 AED/m².
– Growth is ongoing, reflecting strong investment demand.
Comparison: Over the past year, the price per square metre in Oxford Residence 2 has been roughly 12% above the average market level in the area for comparable 2-bedroom apartments.
4. Rental dynamics and levels
Rental indicators for Oxford Residence 2 itself and for Jumeirah Village Circle over the last 12 months are absent: according to the DLD database, there are no contracts with valid rental parameters for 2-bedroom apartments (either due to a short “occupancy history”, or because rental deals were concluded off-register / not yet registered).
On average across Al Barsha South Fourth for all apartment types, there is a confident upward trend in average rental rates. Over the last 12 months, the average annual rent per 1 m² amounted to 1,038 AED. A separate sample only for 2BR units could not be obtained, so one can rely only on the averaged figures for the entire residential stock of the area.
It is worth noting that the average rate across the area still corresponds to the affordable rental segment, but the growth rate over the last 2 years has been quite pronounced (between 2022 and 2024, average rent per m² increased by almost 35%).
5. Yield and fair price assessment
Yield (ROI) can only be calculated at the level of Al Barsha South Fourth, based on the average purchase level for 2-bedroom units (12,855 AED/m²) and the average rental level across the entire residential stock (1,038 AED/m²). For Oxford Residence 2 itself and for the 2-bedroom segment within the master project/building, ROI cannot be calculated due to the absence of DLD rental contracts.
Gross yield for the area: approximately 8.1% per annum (calculated as 1,038 / 12,855); adjusted net yield, taking into account standard transaction-related costs (7–8%), is estimated at 7.5–7.6%.
Assessment of a fair price range for an investor, based on a target yield of 7–8%:
– Area (based on averages): to secure 7–8% annual rental yield, the fair DLD purchase price range is 12,975–14,829 AED/m² (given the known rental level of 1,038 AED/m²).
– For Oxford Residence 2: the average actual price over the last year (14,356 AED/m²) corresponds to the upper end of the fair price range for a 7–8% yield (assuming it is possible to rent an average apartment at the area’s average rate). There is no significant premium — the current transaction level for an investor is aligned with a 7% yield, but only if the apartment can be rented at the average rate for the area.
6. Outlook and conclusions
Oxford Residence 2 is part of one of Dubai’s most liquid and dynamic areas, with stable secondary-market demand and large transaction volumes. The average price per m² in this specific building over the year exceeds the area benchmark by 12%.
The strong growth in buyer and tenant demand is confirmed by the robust dynamics in Al Barsha South Fourth. However, the lack of up-to-date DLD rental contracts for Oxford Residence 2 and for 2-bedroom units in the area makes it difficult to accurately assess the real yield for this particular product.
For an investor, Oxford Residence 2 may be attractive in terms of capital appreciation, but when buying at current prices, the yield benchmark is strictly market-level (around 7% per annum, provided the unit can be rented at the area’s average rate).
Summary: The area is liquid, with stable transactional demand and ongoing growth, but the investment potential in terms of yield depends on the real ability to rent the apartment at the average area rate, and DLD data on this is limited.
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