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1. Definition of the area and data structure
Actual location: according to DLD, the Riviera Chalet building is located in Al Barsha South Fourth, within the master project Jumeirah Village Circle. All market benchmarks and calculations in this report are based exclusively on these parameters.
Data volume: there are 59 registered transactions for Riviera Chalet, and around 73,000 transactions for Al Barsha South Fourth, which ensures high market liquidity for the analysis. No current rental contracts were identified for the Riviera Chalet building itself; for the Jumeirah Village Circle master project and Al Barsha South Fourth area there are over 119,000 contracts.
2. Liquidity and demand
For 1-bedroom apartments (1BR) in Riviera Chalet, the highest activity was in 2024 (19 transactions); there were also transactions in 2023 (9) and 2025 (2). For the area as a whole, both sales and rental volumes are very high and stable, indicating liquidity and solid current demand.
3. Sale price dynamics
Riviera Chalet (1BR, price per m², by quarter):
– Q4 2023: 10,780 AED/m² (9 transactions)
– Q1 2024: 11,786 AED/m² (6 transactions)
– Q2 2024: 12,032 AED/m² (10 transactions)
– Q3 2024: 12,099 AED/m² (2 transactions)
– Q4 2025: 13,532 AED/m² (2 transactions)
The data shows an increase in price per square metre in this new building: from late 2023 to the current year by roughly 25%. On the latest 12‑month cut, the average price in the building was 13,532 AED/m² (2 transactions).
Al Barsha South Fourth (area, 1BR, price per m², quarterly over the last 3 years):
– 2022: from 8,682 to 9,558 AED/m²
– 2023: growth from 10,727 to 12,301 AED/m²
– 2024: further growth from 12,405 to 12,771 AED/m²
– The latest 12‑month average price in the area was 14,225 AED/m² (over 11,000 transactions).
Overall, Riviera Chalet remains close to the area average in terms of current pricing, slightly lagging behind the area on the latest cut (~5% cheaper).
4. Rental dynamics and levels
For Riviera Chalet itself, no rental contracts have been found in DLD over the past 12 months. Therefore, the analysis is carried out at the area/master-project level.
Current average annual rent per m²:
– Jumeirah Village Circle and Al Barsha South Fourth (data is identical): 1,024 AED/m² per year (based on 28,002 contracts over the last 12 months).
Rental rate dynamics in Jumeirah Village Circle:
– 2022: growth from 623 to 679 AED/m² per quarter,
– 2023: from 745 to 812 AED/m²,
– 2024: from 849 to 967 AED/m² (steady acceleration of growth),
– 2025 (for the quarters elapsed): already from 963 to 1,067 AED/m².
Thus, the rental market in Jumeirah Village Circle shows very strong dynamics and outpacing year‑on‑year growth.
5. Comparison of sales and rentals. Yield (ROI)
Latest averages (over 12 months):
– Sale price in Riviera Chalet (1BR): 13,532 AED/m² (building, 2 transactions)
– Sale price in the area (1BR): 14,225 AED/m² (11,158 transactions)
– Average rent in the area: 1,024 AED/m² per year
Gross investor yield (ROI):
– For the building, ROI can only be estimated using area rental rates, since there are no rental contracts in the building itself.
– Area gross ROI = 1,024 / 14,225 ≈ 7.2% per annum.
– Building gross ROI can be calculated assuming the rental income is equivalent to the area: 1,024 / 13,532 ≈ 7.6% per annum.
Taking into account transaction costs (7–8% on entry), the actual net yield (ROI_net) is at the level of:
– Area: ≈ 6.7% per annum (including costs).
– Building: ≈ 7.1% per annum (conditionally, assuming rents identical to the area and no vacancy).
“Investment fair price range” targeting 7–8% per annum:
– Area: 1,024 / 0.08 → 12,800 AED/m²; 1,024 / 0.07 → 14,630 AED/m²
– The current market level (14,225 AED/m²) is almost exactly within this range, which means that a purchase at current market prices provides a yield precisely in the target 7–8% corridor before costs.
6. Final assessment of prospects
– Riviera Chalet is entering the market slightly below the area average (a 5% price difference); the building has room for growth, but it does not offer an abnormally high premium or discount.
– Jumeirah Village Circle is one of the most liquid and large‑scale areas in terms of transaction volume and number of tenants; it provides strong rental demand and is growing dynamically.
– Both sales and rental dynamics maintain an upward trend; short‑term volatility (2–3 transactions per quarter in the building) is not critical against the backdrop of more than 11,000 transactions in the area.
– Investors or sellers are advised to focus on area benchmarks: the current market level provides 7–8% per annum (gross), and around 6.5–7% net after all costs.
– To achieve a target yield above the market, one would need to buy units at a discount or secure a tenant at a higher rental rate (which is not confirmed for this building in DLD, so this strategy cannot be relied upon).
Important disclaimer: for 1‑bedroom units in Riviera Chalet itself, there have been no rental contracts in DLD over the past year, so the actual entry phase into the rental market may involve additional risks of vacancy or rate adjustment. All conclusions on rent and ROI refer to the area average and do not guarantee replication in any specific unit.
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