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

1. Definition of the area and data structure

Actual location: In the DLD database, the development OXFORD RESIDENCE is unequivocally assigned to the Al Barsha South Fourth area and the Jumeirah Village Circle master project. This is confirmed by unique matches of the building name in the data. All further analytics for the area and the master project are based on this official designation.

2. Volume and structure of sales and rental data

For studios (0BR) in OXFORD RESIDENCE, the DLD database records at least 29 sale transactions and 112 rental contracts since handover. For the building as a whole, there have been around 270 lease agreements since 2020. This substantial sample allows for confident analysis of dynamics and conclusions at the level of this specific building for this unit type.

Across Al Barsha South Fourth as a whole, over the past year more than 17,000 sales and almost 24,000 rental transactions have been registered, confirming high liquidity and stable demand.

3. Sales dynamics and levels (price per sq.m)

Dynamics of the average sale price for studios in OXFORD RESIDENCE:
– Over the last 12 months, the average transaction price for studios amounted to 14,258 AED/sq.m (based on 3 transactions).
– Over the past 3–4 years there has been a steady increase: in early 2022 – around 9,000–11,000 AED/sq.m, by the end of 2024 – above 11,000–12,000 AED/sq.m, with individual transactions in 2025 exceeding 15,000 AED/sq.m.
– Quarterly dynamics show a small spread depending on the number of transactions, but there is virtually no consistent premium over the area’s average.

For comparison, the average price per sq.m for apartments in Al Barsha South Fourth over the last 12 months is 15,189 AED/sq.m (17,357 transactions).

4. Rentals: levels and dynamics (annual rate per sq.m)

In OXFORD RESIDENCE, for studios (0BR) in 2023–2024 the average annual rental rate has remained at:
– Over the last 12 months – 1,179.65 AED/sq.m (based on 13 contracts).
– Over the last several quarters, the annual rental rate has fluctuated roughly between 1,100 and 1,250 AED/sq.m.
– Aggregated across all rented studios over the building’s history, the average is about 810 AED/sq.m, but current values are significantly higher, reflecting the broader market trend of rising rents in 2022–2024.

In Al Barsha South Fourth, the overall annual rental level under similar filters is 1,047.7 AED/sq.m (23,756 contracts over the year).

5. Location comparison, liquidity and demand conclusions

According to the latest data, OXFORD RESIDENCE is trading slightly below the area average (roughly 6% lower in sale price for studios, and about 13% higher in rental rate), which can be considered an attractive entry point for a buy-to-let investor.

Liquidity of both the building and the area is very high: several thousand transactions per quarter in the area and dozens of sales and leases in the building itself annually, which ensures a real ability to sell and rent with minimal vacancy.

6. ROI, fair price, and investment potential analysis

– Annual ROI_brutto for a studio in OXFORD RESIDENCE: 1,179.65 / 14,258 ≈ 8.27% (building-level calculations, current data for the past year).
– Area average: 1,047.7 / 15,189 ≈ 6.9% gross yield.
– Adjustment for all formal and likely acquisition costs (legal and brokerage fees, vacancy discounting, etc.) is around 7–8%. Net yield ROI_net ≈ 7.66% for the building and ≈ 6.4% for the area.

Fair price range for an investor targeting a 7–8% annual yield for a studio:
– Range at which a 7–8% yield is achievable (formula: annual rent per sq.m divided by 0.08 and 0.07): from 14,746 to 16,852 AED/sq.m.
– The market price based on recent transactions is 14,258 AED/sq.m, which falls within an acceptable yield range for today’s Dubai and, given rental demand, even provides a margin.

Conclusion: As of late 2024 and early 2025, investment in a studio in OXFORD RESIDENCE delivers a yield slightly above the 7–8% target corridor per annum, with average to above-average liquidity. Building liquidity is confirmed by the volume of leases and transactions in the DLD database. The area is stable and highly liquid for both tenants and buyers; the margin on purchasing in OXFORD RESIDENCE is not lower, and often higher, than the average for Al Barsha South Fourth.

7. Outlook

The project clearly remains attractive from an investment-demand perspective for at least the next one to two years, assuming current market trends persist. Compared to the area as a whole, the building looks moderately more appealing for rental business specifically in the studio segment. Proximity to JVC’s local infrastructure supports rental demand.