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1. Definition of the area and data structure
Actual location: PRIME GARDENS building (full match with the filter) is located in Al Barshaa South Third, master project Arjan, according to DLD data. The project includes transactions for apartments under this name, including two-bedroom units (2 b/r).
2. Liquidity and demand
For PRIME GARDENS, 40 transactions with two-bedroom units (2BR) have been recorded, which reflects medium-to-low liquidity for a new property. For Al Barshaa South Third, the transaction volume is significantly higher — more than 4,500 apartment deals over the last 12 months (data filtered by residential use and area).
In the rental market, there are no valid rental contracts for two-bedroom apartments recorded in PRIME GARDENS itself. At the Al Barshaa South Third area level, more than 12,000 apartment contracts have been concluded over the past year — the rental market is highly liquid and transparent, which is useful for benchmarking.
3. Sales price dynamics and levels (for 2BR)
For PRIME GARDENS (2BR), the average price per sq.m over the last 12 months amounted to 12,093 AED (based on 5 transactions). At the Al Barshaa South Third area level, the average price over the last 12 months is higher — 14,584 AED/m² (more than 4,500 transactions, which ensures high statistical reliability).
Monthly and quarterly dynamics for PRIME GARDENS (2BR) in 2022–2025 are characterized by strong fluctuations, which is typical for new projects at an early/mid handover stage:
– Q3 2024: 9,011 AED/m²
– Q4 2024: 13,321 AED/m²
– Latest quarters of 2025: around 12,100 AED/m² (based on isolated transactions)
The range swings between 9,000 and 13,000 AED/m² even within a single year.
For the area as a whole, the dynamics over the last 3–4 years show stabilization and steady growth:
– End of 2021 – early 2022: 10,200–11,300 AED/m²
– In 2023: 10,600–13,800 AED/m²
– In 2024: 13,400–13,650 AED/m²
Thus, PRIME GARDENS is being sold by current owners or the developer at a discount of 17–20% to the average area price. Such a gap is typical either for targeted promotional pricing, or for project/quality specifics, or for properties that are not yet fully completed.
4. Rental market
According to DLD data, there have been no rental transactions for two-bedroom apartments in PRIME GARDENS over the past year. The same situation is observed for the Arjan master project.
At the Al Barshaa South Third area level, the average annual rental rate per sq.m for apartments over the last 12 months amounted to 936 AED, based on 12,124 contracts (high reliability). On a monthly/quarterly basis, the market shows steady growth:
– Average values in 2023: 690–754 AED/m²/year
– By early 2025: 870–985 AED/m²/year
5. Current yield levels (ROI)
For PRIME GARDENS, a direct ROI calculation is not possible due to the absence of recent rental contracts in the building; the benchmark is therefore taken from the area (Al Barshaa South Third):
– Average gross ROI: 936 / 14,584 ≈ 6.4% per annum.
– If we factor in initial costs (around 7–8% upfront), the net ROI for the area will be in the range of 5.9–6.0%.
Comparison with the “investment fair price range” for a target yield of 7–8% per annum:
– Indicative fair price range: 936 / 0.08 = 11,700 AED/m² — 936 / 0.07 ≈ 13,370 AED/m².
– PRIME GARDENS: 12,093 AED/m² – the price falls within the fair value range for a 7–8% target yield, assuming market-level rents.
– Area: 14,584 AED/m² — a discount is required to achieve a 7–8% ROI on average for the area.
6. Outlook
– Liquidity: high for investors at the area level; for the individual building it depends on the pace of occupancy.
– Price growth: the area shows confident growth in both sales and rents; PRIME GARDENS is trading at a noticeable discount.
– Yield expectations: provided that rental rates in the building reach area levels, the 7–8% investment attractiveness range is achievable. If rents in the building are lower, yields may underperform the area average.
– Risks: the absence of confirmed DLD rental contracts for PRIME GARDENS does not yet allow yield to be guaranteed to an investor — one has to rely on area-level figures.
Conclusion: At the current price per m² in PRIME GARDENS, a two-bedroom apartment may be attractive for an investor if it can be rented out at Al Barshaa South Third market rates. The property is offered with a modest discount to “investor-oriented” prices, and the area demonstrates strong demand and growth. The drawback is the lack of data on actual rentals specifically in this building.
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