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1. Area definition and data structure
Actual location: According to open DLD data, Rosemont Residences is located in Al Barsha South Fifth and is part of the Jumeirah Village Triangle master project. For the analysis of 1-bedroom apartments, filters by building name and number of bedrooms (1 b/r) were used, based on actual DLD records.
There have been 21 registered sale transactions for 1-bedroom apartments in Rosemont Residences. There are no lease contracts in the DLD database for Rosemont Residences or this project at the time of analysis, so for rental market analysis and yield calculations we use the benchmark of Al Barsha South Fifth. The area is characterized by high activity — more than 16,000 valid rental contracts over the entire sample period, indicating strong liquidity and stable demand.
2. Transaction volume and dynamics for the building and the area
Transaction activity dynamics in Rosemont Residences (1-bedroom apartments):
– 2024 (Q2): 6 transactions
– 2024 (Q3): 9 transactions
– 2024 (Q4): 2 transactions
– 2025 (Q1): 3 transactions
– 2025 (Q4): 1 transaction
The highest transaction volume was recorded in summer–autumn 2024, which is typical for a property at the stage of market launch and initial handover.
Overall, in Al Barsha South Fifth, transactions for similar-format apartments are concluded on a regular basis, and the sample size for the area is highly representative.
3. Sale price dynamics and current price levels
Price per square metre in Rosemont Residences (1-bedroom apartments) by quarter:
– Q2 2024: 17,520 AED/m²
– Q3 2024: 17,871 AED/m²
– Q4 2024: 17,367 AED/m²
– Q1 2025: 16,257 AED/m²
– Q4 2025: 15,673 AED/m²
The current average price over the last 12 months is approximately 15,359 AED/m². Over this period there is a clear trend of moderate decline in the average price per square metre, reflecting a typical cycle for new projects: first wave of sales at higher prices, followed by demand-driven adjustment.
For comparison, in Al Barsha South Fifth the average price per m² for 1-bedroom apartments over the last 12 months is around 15,735 AED/m², which is almost identical to the current level in the building. Historically, prices in the area have grown rapidly since 2022 (from 10,200 to 15,000+ AED/m²).
4. Rental dynamics and current rental levels
There are currently no rental contracts for Rosemont Residences in the DLD database, which is typical for new buildings at completion stage (sale transactions come first, rental contracts appear later). For the analysis we use averaged figures for residential apartments in Al Barsha South Fifth.
Average annual rental rate per m² in the area:
– Over the last 12 months: 943 AED/m²/year
The 2-year dynamics show a substantial increase in rental rates: from 713 AED/m² (Q4 2023) to 943 AED/m² (last 12 months), and in recent quarters values reach 1,000–1,100 AED/m². This reflects the overall growth in rental demand in JVT and adjacent areas.
5. Liquidity and investment appeal comparison
Liquidity:
— In Rosemont Residences, the sales volume (21 transactions over one and a half years) indicates an active primary market phase; further dynamics will be driven by the secondary market and rental demand.
— The area demonstrates high liquidity both in sale transactions and in rental contracts across all apartment types.
Current market indicators:
— The purchase price of a 1-bedroom apartment in Rosemont Residences is currently roughly equal to the area average (15,300–15,700 AED/m²).
— Rental rates in the area are steadily growing; in new buildings/renovated stock it is realistic to achieve values at the upper end of the range.
6. Yield (ROI) assessment and investment fair price range
Calculated indicators for Al Barsha South Fifth:
— Average purchase price over the last 12 months: 15,735 AED/m²
— Average rent per m²/year: 943 AED
— Maximum pre-expense gross payback (ROI, brutto): 943 / 15,735 ≈ 6.0% per annum
Adjustment for all associated entry costs (7% on entry): Expected net yield (ROI net) decreases to around 5.6% per annum.
Fair price range estimate for a target yield of 7–8%:
— Investment fair range: 943 / 0.08 = 11,790 AED/m² (for 8%), 943 / 0.07 = 13,471 AED/m² (for 7%)
— The current market offers prices above the fair level for a 7–8% ROI: to achieve the target yield, an investor would either need to secure a purchase price closer to 12,000–13,500 AED/m², or focus on units with premium rent potential (which is only possible with unique apartment characteristics).
Thus, at the moment in Al Barsha South Fifth and, accordingly, in Rosemont Residences, the net market yield is around 5.5–6% per annum (when buying at current prices and letting at typical market rents), which is slightly below the target benchmark for some investor categories. Achieving a 7–8% yield requires a significant discount to current market prices.
7. 3–5 year outlook
The Al Barsha South Fifth market has shown strong growth in both rental rates and sale prices in 2022–2024. Over the next 1–2 years, price stabilisation or moderate correction is possible, especially against the backdrop of increasing new supply and growing competition among landlords as the market becomes more saturated. Investments in new projects such as Rosemont Residences remain attractive in terms of liquidity; however, the potential for substantial capital appreciation and yields above 7% will be constrained by current rental levels and entry purchase prices.
Conclusion: Rosemont Residences currently tracks the broader area dynamics, but due to the absence of actual leased units, confirmed yield can only be derived from area-level data (5.5–6%), and buying an apartment “with a premium” is no longer rational. It is recommended to approach the final purchase price carefully and to assess the growth potential in demand versus alternative stock in the area.
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