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1. Area definition and data structure
Actual location: According to DLD data, the building Serenity Lakes 5 is located in Al Barsha South Fourth, within the master project Jumeirah Village Circle. The building and project names fully match the filters in the DLD database.
Data volume: For sales of 1-bedroom apartments (“1 b/r”) in this building, a total of 25 transactions have been recorded over the entire history. For rental contracts with the property type “Residential”, 30 valid contracts have been recorded for the whole building; however, there is no separate breakdown by apartment type (specifically “1-bedroom”) for rentals.
2. Transaction dynamics and structure
Transaction activity in the building
In recent years, transactions have been consistently recorded (sample for 1-bedroom apartments):
– 2021: 6 transactions
– 2022: 2 transactions
– 2023: 4 transactions
– 2024: 3 transactions (only those completed to date)
– 2025: 10 transactions are displayed, but for analysis we focus on completed and confirmed deals as of the current date.
Market structure in the area
The apartment market in Al Barsha South Fourth over the past 4 years shows a substantial volume of transactions for comparable units (studios and 1-bedrooms), which ensures stable liquidity and a sufficient data set for a robust analysis.
3. Dynamics of average price per m²
For Serenity Lakes 5 (1-bedroom apartments):
– Over the past 3 years, the average price per m² has fluctuated significantly: from 6,414 AED/m² to 14,018 AED/m² in individual quarters, with notable volatility. In the current year, prices are mostly in the range of 9,000–13,000 AED/m².
For Al Barsha South Fourth:
– The average price per m² in the area has been steadily increasing over the past 2 years and, according to the latest available data, exceeds the level of the building: in 2024 the average price per m² in the area is 13,200–13,700 AED/m² with a trend of gradual growth, and in the latest 12‑month window it reaches 15,262 AED/m² (for comparable apartment assets).
Price comparison: Over the last 12 months, Serenity Lakes 5 has shown an average transaction price of about 13,179 AED/m² versus 15,262 AED/m² for the area as a whole, indicating a small discount to the area average (around 14%).
4. Rental rate dynamics and levels
For Serenity Lakes 5:
For the building, rental levels are calculated across all confirmed apartments (without isolating 1-bedrooms).
– The latest relevant values for average annual rent per m² are approximately 1,286 AED/m² (over the last 12 months).
Historical dynamics:
– For 2025, quarterly rental values are in the range of 1,195–1,265 AED/m². At the beginning of 2026, a level of 1,385 AED/m² is visible, indicating a gradual increase in rental rates.
For Al Barsha South Fourth:
– The average annual rent per m² over the last 12 months amounted to 1,038 AED/m² (about 24% below Serenity Lakes 5), which confirms the relatively strong rental liquidity of the building.
5. ROI and investment attractiveness analysis
Yield calculations (based on prices and rents over the last 12 months):
– YIELD for Serenity Lakes 5 (gross):
ROI_brutto = 1,286 / 13,179 ≈ 9.8% per annum
– YIELD for Al Barsha South Fourth (gross):
ROI_brutto = 1,038 / 15,262 ≈ 6.8% per annum
Adjustment for transaction costs (around 7%):
– ROI_net for Serenity Lakes 5 ≈ 9.2%
– ROI_net for the area ≈ 6.4%
Fair price range per m² for a target yield of 7–8% per annum:
– For Serenity Lakes 5: the fair range for a 7–8% yield is 16,073–18,370 AED/m². In reality, the building is trading below this range, meaning transactions are closing at lower levels, which increases potential investor yield and indicates a clear investment discount.
– For the area: the fair range for a similar target yield is higher, but the area as a whole sells at a higher price per m² and rents at lower levels compared with this building.
6. Liquidity assessment, outlook and key risks
– The volume of sales and rentals confirms the liquidity of both the building and the area — the market is active and there is demand.
– Serenity Lakes 5 is currently trading at a noticeable investment discount to the average price in the area, while renting consistently above neighboring buildings — this combination delivers yields above the area average (gross 9.8% versus 6.8%).
– Historically, the building has shown price volatility at certain stages, but its current price level is relatively stable, and the rental income stream is above the area average.
– This yield profile can be sustained if current rental rates are maintained, but a potential risk is a correction of rental rates towards the area average if new projects appear in the immediate surroundings.
7. Takeaways for the investor
Serenity Lakes 5 (1-bedroom apartments) is one of the highest-yield options in this part of Jumeirah Village Circle, standing out positively from the area average due to its combination of pricing and rental rates. This structure allows investors to achieve returns significantly above the market average with moderate risk. For a long-term investor, attention should be paid to operational control (tenant quality, maintenance costs), while under current deal parameters it is possible to lock in an attractive price/yield ratio.
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