1. Definition of the area and data structure
Actual location: the Park Vista building is confirmed by DLD data and is located in the Al Barsha South Fourth area, master project Jumeirah Village Circle. The sales and rental sample includes all 1 bedroom apartments, based on DLD filters (rooms_en = ‘1 b/r’ and ejari_property_sub_type_en = ‘1 bed room’ / ‘1bed room’).
2. Market volume and liquidity
For Park Vista, 63 sale transactions of 1-bedroom apartments (residential property, “apartment” format) have been recorded. At the level of the master project and the wider area, there are significantly more transactions each year — hundreds and thousands of deals per quarter, which ensures high liquidity of the asset and stable demand.
In the rental segment, over the past 12 months Park Vista has registered 39 valid residential lease contracts under the applied filters (valid area and price). This is sufficient to draw conclusions on rental yields at the project level, even despite the absence of a separate rental deal strictly filtered as 1 bed.
3. Price dynamics over 3–5 years (sales, 1-bedroom apartments)
Prices for 1-bedroom apartments in Park Vista have been steadily increasing over the past two years. The average price per square metre in Park Vista has risen from the 9,500–10,300 AED/m² range in 2022–2023 to 12,000–14,000 AED/m² in 2024–2025. Quarterly peaks reached 13,700–14,200 AED/m². For comparison, the average level for 1-bedroom apartments in Al Barsha South Fourth has also been growing dynamically: from 8,700–9,500 AED/m² in 2022 to 12,400–14,400 AED/m² over the past 12 months. In 2023–2024, the growth rates for the area and the building are comparable; however, the average price in Park Vista over the last year is noticeably below the area average (12,033 AED/m² versus 14,432 AED/m²), even though the premium quarters in the building show levels comparable to, or slightly below, the wider area.
4. Rental dynamics and levels
Over the past 12 months, the average rental rate in Park Vista has been 1,255 AED/m² per year. This is above the average for Al Barsha South Fourth, where the comparable figure is 1,051 AED/m² per year. Quarterly analysis confirms an accelerated growth of rental rates in Park Vista: they increased from 900–1,100 AED/m² in 2023 to 1,200–1,250 AED/m² and above in 2024. The area shows a similar trend: from 750–850 AED/m² (2023) to 900–970 AED/m² in the latest quarters, as a result of which Park Vista maintains a yield premium relative to the area average.
5. Comparison of prices and rents. ROI calculation for the last 12 months
Transaction price per m² over the last 12 months:
– In Park Vista (1-bed): 12,033 AED/m².
– In Al Barsha South Fourth (1-bed): 14,432 AED/m².
Average rent per m² over the last 12 months:
– In Park Vista (project level): 1,255 AED/m²/year.
– In the area: 1,051 AED/m²/year.
Gross yield calculation:
– For Park Vista: ROI_brutto ≈ 1,255 / 12,033 ≈ 10.4% per annum.
– For the area: ROI_brutto ≈ 1,051 / 14,432 ≈ 7.3% per annum.
Adjustment for entry costs (full transaction cycle, ≈7–8% of price):
– For Park Vista: ROI_net ≈ 9.6–9.7% (divide by 1.07–1.08).
– For Al Barsha South Fourth: ROI_net ≈ 6.8–6.9%.
6. Fair price range for an investor
If the investor’s target yield is 7–8% per annum, the fair purchase price (benchmark based on current rents) is:
– For Park Vista: 15,700–17,930 AED/m² (we take 1,255 / 0.08 and 1,255 / 0.07).
– For the area: 13,140–15,010 AED/m².
The current average price in Park Vista (12,033) and even in the area (14,432) is below the investment range for Park Vista and closer to the upper boundary of the range for the area. Accordingly, Park Vista appears undervalued relative to its rental performance: current yields are above typical market levels, and one can expect either further price growth or a gradual compression of ROI for new buyers as more investors enter and the project’s capitalisation increases.
7. Overall conclusions and outlook
The liquidity of Park Vista is confirmed by a stable volume of both sales and rentals. The 3–5 year dynamics of prices and rents show accelerated appreciation in both the area and the building, but Park Vista is still priced below the area average while achieving a rental premium over the local market.
For an investor, Park Vista over a 1–3 year horizon offers a gross yield significantly above the market (10.4% versus 7.3%), which creates potential for further capital growth or for yields to compress towards the area level as demand is absorbed and prices rise. A prospective buyer can view a purchase in Park Vista as a high current-yield opportunity with an exit option at a higher price in 1–2 years if market prices converge with the rental potential. For sellers, this means that negotiation is possible, but sales at current prices still provide a substantial premium to the buyer.
At the level of Al Barsha South Fourth, demand is high, the number of sales and leases is large, and price growth is outpacing the Dubai average, which supports the area’s long-term investment appeal.
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