ROI analysis of apartment in PEARL HOUSE I BY IMTIAZ: DLD data and real deals

1. Definition of the area and data structure

Actual location:
According to DLD data, the PEARL HOUSE I BY IMTIAZ building is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project.

Sales data for studio apartments (0BR) in this specific building is available (98 transactions recorded). There is also a representative rental sample for the building (44 studio contracts verified via DLD), which allows for a correct comparison with the wider area.

Data structure and coverage:
– The database for PEARL HOUSE I BY IMTIAZ contains a sufficient number of sales and rental contracts for studios to build detailed analytics.
– The area benchmark is taken for Al Barsha South Fourth (this is exactly how the district is defined in DLD for this building).

2. Sales dynamics and current price levels

For the building:
– Over the last 12 months, the average sale price of a studio in the building was 18,172 AED/m² (DLD data, filtered for reasonable unit sizes and removal of outliers).
– The trend since mid‑2023 shows a smooth increase in average prices: 15,184 AED/m² in Q3 2023, followed by seasonal fluctuations and an acceleration to 19,162 AED/m² by Q1 2026 (based on already registered DLD transactions, not a forecast).

For the area (Al Barsha South Fourth, studios):
– The average price per m² over the same 12‑month period in the area is 17,488 AED/m², meaning PEARL HOUSE I BY IMTIAZ is slightly above the area average (by around +3.9%).
– The area dynamics show steady growth: from 12,653 AED/m² at the beginning of 2023 to 17,979 AED/m² by the end of 2025.

3. Rental market dynamics

For the building:
– The average annual rental rate for studios in PEARL HOUSE I BY IMTIAZ over the last 12 months was 1,578 AED/m².
– Quarterly values for recent contracts show a similar range: from 1,546 to 1,678 AED/m² in the latest periods.

For the area:
– The average annual rental rate for studios in Al Barsha South Fourth is 1,279 AED/m².
– The building significantly outperforms the area average (by roughly 23%).

Growth in rental rates in the area is also evident: from around 900–1,000 AED/m² a year or two ago to 1,200–1,400 AED/m² in recent contracts.

4. Comparison of liquidity and deal structure

– The building shows excellent liquidity: 98 sale transactions and more than 40 rental contracts.
– Overall, the high transaction and rental turnover in the area confirms stable demand for studios in Al Barsha South Fourth.

5. ROI calculation and assessment of fair investment price

For the building (PEARL HOUSE I BY IMTIAZ, studios):
– Current gross ROI level (last 12 months): 1,578 / 18,172 ≈ 8.7% per annum.
– Taking into account acquisition costs (4% DLD, 2% agency, 1–2% other — a total of ~7–8%), the adjusted net ROI is around 8.1% per annum.
– The fair investment price range (targeting 7–8% per annum) is 19,725–22,543 AED/m². The actual price level in the building is even slightly below this range, which may support the case for its attractiveness to investors.

For the area:
– Gross ROI for studios in Al Barsha South Fourth is 1,279 / 17,488 ≈ 7.3%.
– Net ROI after costs is about 6.8% per annum.
– The fair price range (targeting 7–8%) is 15,990–18,270 AED/m² (the current area market is roughly within this corridor).

6. Conclusions on the asset and the area

– The gross yield of PEARL HOUSE I BY IMTIAZ is higher than the area average, while the average DLD sale price is slightly above the area level but fully competitive given the noticeably higher average rental rate.
– An investor purchasing a studio in this building can realistically target a net yield of 8–8.5% (based on the current price-to-rent ratio confirmed by actual DLD transactions).
– The JVC / Al Barsha South Fourth area shows steady growth in both prices and rents, with liquidity significantly above the Dubai average.
– For investors or sellers, the conclusion is that the building’s price premium versus the area is well justified by the quality of the asset and the level of rental income.