1. Definition of the area and data structure
Actual location:
According to DLD data, OXFORD TERRACES appears under two different area references, but for most transactions with 2 B/R apartments the building is attributed to Al Barsha South Fourth, master project Jumeirah Village Circle. Therefore, this area is used for comparative analysis.
Data volume:
There have been 18 recorded sales of 2-bedroom apartments in OXFORD TERRACES. There are also transactions with other apartment types (studios, 1 bedroom). The project itself is registered in DLD rental data, but there are no current contracts under the 2-bedroom filter, so a rental analysis for the building itself is not possible.
2. Liquidity. Transaction volume
Sales volume and dynamics:
There were 6 recorded sales of 2 B/R apartments in 2022, only 1 sale in 2023, followed by a new spike — 6 deals in 2024 (to date). This indicates moderate liquidity of the building — a significant share of sales occurred in the 2022–2024 period. The building does not show signs of high annual turnover typical of flagship towers, but the number of transactions is sufficient to analyse price dynamics.
3. Price dynamics per m² in the building and the area
Over the past 3 years, the building has shown noticeable fluctuations in the average price per m² for 2-bedroom apartments:
– 2022: range of 9,263–10,889 AED/m² (by quarter)
– 2023: around 9,782 AED/m² at the beginning of the year, then very limited data (one transaction)
– 2024: jump to 13,586–14,035 AED/m² in Q1–Q2, then a drop to 6,953 AED/m² in Q3
– 2025 (based on some forward-dated deals): fluctuations from 10,867 to 17,568 AED/m²
Quarterly swings are quite pronounced, which may be a consequence of the limited number of transactions and possibly different stages of handover/completion of the project. This reveals clear peaks and troughs in prices: highs in 2024–2025 and a low in mid-2024.
Across Al Barsha South Fourth as a whole, the average price per m² for 2-bedroom apartments is much smoother:
– Since 2022, growth from ~8,350 to 12,278 AED/m² in 2024, then stabilisation
– Over the last 12 months — an average of 12,935 AED/m²
Thus, a 2 B/R apartment in OXFORD TERRACES is now selling at a premium to the area: the average price per m² over the last 12 months is 16,427 AED/m² (building) versus 12,935 AED/m² (area), i.e. 27% above the area average.
4. Rental and yield analysis
According to DLD, no 2-bedroom apartment in OXFORD TERRACES appears in recent rental contracts. Similarly, there is no valid rental data for the projects “OXFORD TERRACES”, “Oxford Terraces”, “OXFORD TERRACES 2” either at the building level or at the master-project level. Even at the area level (Al Barsha South Fourth), over the last 12 months there is an insufficient number of current contracts under the “2 bedrooms” filter to estimate an average rental rate per m².
This is typical for new buildings or projects with a predominance of end-user sales and means it is impossible to correctly calculate expected yields based on confirmed DLD contracts.
5. Price comparison and investment perspective
Premium to the area:
OXFORD TERRACES (2 bedrooms) is selling 27% above the area average in terms of price per m². This may be justified by the building’s recent completion, quality of finishes or unique features, but it also calls for caution in investment assessments.
ROI and “fair price”:
Given the lack of information on actual rental rates at the building, master-project and even area level for 2-bedroom apartments, it is not possible to calculate current gross and net yield indicators, nor a “fair” price range for a target yield of 7–8%. Any calculations at this stage would not be backed by DLD and would be unreliable for making investment decisions.
6. Brief summary
– Liquidity: moderate, with periodic spikes in activity but without a constant flow of new transactions.
– Prices: the building shows a substantial premium to the area, but with noticeable quarter-to-quarter volatility.
– Rental and yield: DLD does not record rental contracts for the subject property and area in the “2 bedrooms” segment over the last 12 months, so yield calculation is not possible.
– For a yield-focused investor, there is no DLD-backed data to support a decision on this product type — any public forecast for rent and ROI would not be supported by hard numbers.
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