1. Area definition and data structure
Actual location: According to the DLD database, Oxford Terraces 2 is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project. All further comparisons are made specifically for this area and master project. The DLD database shows 184 transactions for this building, of which 27 are for 2-bedroom apartments.
2. Liquidity of the property and the area
Transactions over the past two years show stable demand for 2-bedroom apartments in Oxford Terraces 2. The main volume of sales falls in 2023 and 2024, driven by the recent launch of the project and the affordable housing segment of Jumeirah Village Circle. In the building itself, the number of 2-bedroom sales per quarter is small, which is typical for new boutique projects. In the wider area, the transaction volume is significantly higher and liquidity is strong, as evidenced by regular deals both in the building and across JVC (Al Barsha South Fourth).
3. Price per m² dynamics for the building and the area
Over the past 12 months, the average achieved price per m² in Oxford Terraces 2 for 2-bedroom apartments was about 12,728 AED/m².
The average price across Jumeirah Village Circle (Al Barsha South Fourth, 2-bedroom units) is approximately 12,928 AED/m².
Quarterly figures show that in Oxford Terraces 2 the price per m² for 2-bedroom apartments has been rising over the last 18 months: from 10,471 AED (Q4 2023) to 13,572–14,056 AED in 2024. The area as a whole also demonstrates an upward trend: over 2 years, the average price level increased from 10,785 to 13,225 AED/m², although in recent quarters a natural stabilisation has been observed.
Thus, prices for apartments in Oxford Terraces 2 are within, and even slightly below, the average level for the area. The building is not a prime asset; its price level is aligned with the market benchmark.
4. Rentals: average rates, dynamics, data availability
For Oxford Terraces 2 itself and for the master project, no specific rental contracts for 2-bedroom apartments were identified in the DLD.
When the filter is expanded to all apartments in Jumeirah Village Circle (Al Barsha South Fourth, residential apartments), the average annual rent per square metre over the last 12 months amounts to 1,048 AED/m².
Rental dynamics in the area also show growth: while in 2021–2022 average values were at 570–650 AED/m² per year, in 2023 and early 2024 this figure consistently increased to 850–970 AED/m², and over the last 12 months exceeded 1,040 AED/m². In individual quarters of the current year, levels close to 1,060–1,145 AED/m² have already been recorded.
Important: all rental figures are calculated only at the area level (Jumeirah Village Circle, Al Barsha South Fourth, all apartments); there are no DLD rental contracts specifically for 2-bedroom units in this building or in the master project. Accordingly, ROI can only be assessed using the area’s average benchmark.
5. Comparison of pricing and returns for the building and the area
Current price level in Oxford Terraces 2 (2-bedroom units), last 12 months: 12,728 AED/m²
Area benchmark (JVC, similar unit type): 12,928 AED/m²
Average annual rent per m² (area, all apartments): 1,048 AED/m²
Gross ROI for the area: 1,048 / 12,928 = 8.1%
Gross ROI for the building is not calculated due to the absence of valid rental contracts for this specific asset.
Taking into account transaction costs (entry ≈ 7–8%), the indicative net yield (net ROI) for the area is around 7.5–7.7% per annum.
6. “Fair price range” for an investor (indicative, for a target ROI of 7–8%)
Based on the average rent of 1,048 AED/m², the fair price range for a 7–8% yield is:
– For 8%: 1,048 / 0.08 = 13,100 AED/m²
– For 7%: 1,048 / 0.07 = 14,970 AED/m²
The market is currently trading slightly below the fair-value point for 7% and directly within the “fair” price zone for an investor targeting 8% per annum. There is virtually no additional discount for investors; a solid investment entry is available at current market levels.
7. Conclusions and outlook
Oxford Terraces 2 is a modern, recently delivered building with stable demand; its liquidity is confirmed by regular DLD-recorded sales. The property is trading strictly in line with the JVC market, below the area’s price peak. Jumeirah Village Circle is one of the largest and most liquid districts for mid-market buyers and tenants. Over the past two years, price and rental growth has been strong, but in 2024 the pace is slowing, and a phase of stabilisation and moderate growth is expected.
The investment case for long-term ownership with steady demand is confirmed: the current market sale price of the asset corresponds to the area’s net yield level of about 7.5–8% per annum. There is almost no “discount cushion”, but no premium overpayment is required either.
Recommended for investors targeting a liquid income-generating asset with average market returns and relatively low risk, as well as for end users.
Related Articles
- ROI analysis of apartment in TOPAZ RESIDENCES 1: DLD data and real deals
- ROI analysis of apartment in Azizi Riviera 59: DLD data and real deals
- ROI analysis of apartment in RITZ RESIDENCE: DLD data and real deals
- ROI analysis of apartment in PHOENIX TOWER: DLD data and real deals
- ROI analysis of apartment in CONCEPT 7 RESIDENCES: DLD data and real deals
