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1. Location definition and data structure
Actual location: According to DLD, the Ozone 1 Residence project is registered in Al Barsha South Fourth, within the Jumeirah Village Circle master development. These official district-level data were used for the analysis.
In the DLD database for “Ozone 1 Residence” there is a sufficient number of sale transactions for 2-bedroom apartments, but no active rental contracts either for the building itself or for the master project. For rental analysis, only district-level aggregates were used.
2. Volume and dynamics of transactions
In Ozone 1 Residence, 70 sale transactions for 2-bedroom apartments have been recorded since April 2024. The main volume falls in Q2 2024 (31 transactions), followed by a decline towards the end of 2025. This matches the typical profile of new buildings: a spike in deals at the handover and market launch stage (off-plan completed, building commissioned, and mass registration of titles begins).
At the level of the entire Al Barsha South Fourth district, the number of transactions for 2-bedroom apartments is significantly higher — over 10,000 deals. This confirms the high liquidity and maturity of the location.
3. Price dynamics per square metre (sale & purchase)
For Ozone 1 Residence, the average price per m² for 2-bedroom apartments changed by quarter as follows:
– Q2 2024: around 8,100 AED/m²;
– Q3 2024: around 12,200 AED/m² (a jump at the stage of mass registrations);
– in 2025 a gradual increase to 13,870–14,095 AED/m².
Over the last 12 months, the average price per m² in this building for 2-bedroom units amounted to 12,638 AED.
Comparison with the district:
– The average price in Al Barsha South Fourth over the last 12 months is 12,753 AED/m² for comparable apartments.
– In the long-term dynamics for Al Barsha South Fourth, there is a smooth increase from 6,400–7,100 AED/m² (2020) to 13,225 AED/m² (Q3 2025).
– Ozone 1 Residence is priced roughly in line with the district average.
4. Rental rate dynamics and rental liquidity
There are no rental data for Ozone 1 Residence or even for the Jumeirah Village Circle master project in DLD (as of the analysis date). This is typical for new buildings at the handover or construction completion stage: rental relationships are only forming, and contracts have not yet been registered with DLD.
At the Al Barsha South Fourth district level, the volume of active contracts is very high (over 117,000), indicating strong liquidity and attractiveness for tenants.
The average annual rental rate per m² in the district has been growing dynamically in recent quarters:
– Q1 2023: 745 AED/m²;
– Q1 2024: 849 AED/m²;
– Q2 2025: 985 AED/m²;
– Q3 2025: 1,071 AED/m².
Over the last 12 months, the district-level rental rate based on averaged values has been around 900–1,000 AED/m² per year.
5. Comparison: building vs. district
– Sale price per m² in Ozone 1 Residence — 12,638 AED/m², district — 12,753 AED/m² (the difference is minimal; the building follows the market trend).
– The current district rental rate is 900–1,000 AED/m², which is the only DLD-confirmed reference point for yield calculations.
6. Gross and net yield (ROI)
ROI can only be estimated based on district-level rental data (there are no up-to-date contracts for the building or the master project):
– Annual rental rate: approximately 950 AED/m² (based on recent quarters).
– Purchase price: 12,638–12,753 AED/m².
– District-level gross ROI: 950 / 12,753 ≈ 7.5%.
Taking into account the full package of transaction costs (around 7–8% of the purchase price: DLD fee, brokerage, registration, vacancy discounting), net yield will be lower:
– Net ROI ≈ 7.5% / 1.07–1.08 ≈ 7.0% (in the range of 6.9–7.0% per annum).
Fair investment price range to achieve 7–8% yield:
– By district: 950 / 0.08 = 11,875 AED/m² (for 8%); 950 / 0.07 ≈ 13,571 AED/m² (for 7%).
– The current DLD price level (12,638–12,753 AED/m²) lies roughly in the middle of this range, which corresponds to “market” pricing, with minimal or no discount required for an investor.
7. Conclusions on liquidity and outlook
– Ozone 1 Residence belongs to a segment with high sales and rental volumes at the district level, confirming liquidity and stable demand from both buyers and tenants.
– Prices for 2BR units in the building fully match Al Barsha South Fourth benchmarks and are growing dynamically.
– The projected yield for an investor over a 3–5 year horizon is 7–7.5% gross (based on district-level DLD indicators, since there are currently no registered rental contracts for the building itself).
– The location remains in demand, rental rates are growing at a moderate pace, and no extraordinary delta to the district (premium or discount) has been recorded for Ozone 1 Residence.
– To calculate precise yield for the building itself, it is necessary to wait for the first rental contracts at this address to appear and be registered in DLD.
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