1. Definition of the area and data structure
Actual location: according to DLD_transactions, the building SHAMAL RESIDENCES 2 belongs to the Al Barsha South Fourth area and the Jumeirah Village Circle master project.
Sales data for this building have been recorded since 2020 and cover more than 110 transactions, which indicates liquidity and good coverage at real market prices. All conclusions on the building, its comparison with the area, and the rental market are based directly on DLD data.
2. Transaction and price dynamics for the building and the area
Transaction frequency by year: the number of sales in SHAMAL RESIDENCES 2 has been gradually increasing: 5–16 deals per year in 2020–2022, a jump to 31 deals in 2024 and 42 in 2025 (the near future is usually reflected when off-plan units are being handed over). This is very high activity, especially at the commissioning stage — the increase in liquidity is confirmed.
The average price per square metre for 1-bedroom apartments in SHAMAL RESIDENCES 2 shows moderate growth from 2021 to 2024: from 7,500–8,500 AED/m² (2021–2022) to 9,600–10,400 AED/m² in 2024.
Across Al Barsha South Fourth as a whole, the average price per m² is also on an upward trend: from 9,600–10,500 AED/m² in 2020–2022 to 12,300–12,800 AED/m² in 2024–2025. This is 15–25% higher than in the specific building, which is typical for newer projects or locations with a more budget positioning.
3. Rental rate dynamics and levels
According to DLD_rent_contracts, over the past 12 months the average rental rate in SHAMAL RESIDENCES 2 across all apartment types (the bulk being 1-bedroom units) amounted to 983 AED/m²/year. This is slightly below the average for the Jumeirah Village Circle master project — 1,046 AED/m²/year.
The chart for the last 4–5 years shows a pronounced increase: in 2020–2021, rents in the building were 550–650 AED/m²/year, then grew steadily in line with the handover of the building and the formation of demand, reaching 900–980 AED/m²/year by 2024. Jumeirah Village Circle shows a similar trajectory — from 520–680 AED/m² by 2021 to 850–970 AED/m² by 2024.
Rental liquidity is confirmed by large transaction volumes: more than 400 active contracts for the building over the entire period.
4. Average price and rent levels over 12 months
Over the past 12 months for SHAMAL RESIDENCES 2 (1-bedroom units):
– average sale price: 10,380 AED/m²;
– average actual rent: 983 AED/m²/year.
For Al Barsha South Fourth:
– average sale price: 12,800 AED/m²;
– average rent: 1,046 AED/m²/year.
Thus, the building is trading at a discount of around 15% to the area averages, with a similar demand structure.
5. ROI and investment range
Gross yield for the building (over the last 12 months):
– ROI_brutto for the building: 983 / 10,380 ≈ 9.5% per annum;
– ROI_brutto for the area: 1,046 / 12,800 ≈ 8.2% per annum.
Taking into account all transactional costs (purchase, commissions, overheads), the actual (net) yield may be lower by 7–8%, which for SHAMAL RESIDENCES 2 gives an indicative:
– ROI_net = 9.5% / 1.07 ≈ 8.9%
– or ROI_net = 9.5% / 1.08 ≈ 8.8%
For the area, ROI_net is around 7.6–7.7%. These are strong figures in the current market: the fair price range for an investor targeting a net yield of 7–8% is:
– for the building: 12,288–14,043 AED/m² (i.e. the current asking price is even below this range — a transitional period after the launch of an operational building);
– for the area: 13,075–14,943 AED/m² (actual prices essentially match investors’ targets).
6. Overall assessment and outlook
SHAMAL RESIDENCES 2 stands out for very high liquidity and transaction volume according to DLD; both rental and purchase demand have been steadily increasing over the past 3 years. Both prices and rents in the building show strong growth, yet the building itself is still priced slightly below the average market level of Al Barsha South Fourth/Jumeirah Village Circle, while offering comparable rents. Investment yield at the current price exceeds typical target levels for the area, and for new investors/buyers in SHAMAL RESIDENCES 2 there remains a yield buffer even after factoring in entry costs.
The Jumeirah Village Circle market as a whole remains very active in terms of the number of sales and contracts. The 3–5-year outlook is positive: rental rates are likely to stabilise, with gradual price growth driven by the inflow of new residents and infrastructure upgrades in the area.
7. Conclusions on the property
– High liquidity in both sales and rentals, confirmed by DLD.
– Prices have increased by 20–25% over three years; rents have also risen by more than 50%.
– The current price per m² in the building is below the area’s market average (~15% discount), with higher actual yield.
– If you need to sell or buy quickly at a fair market price with a 7–8% annual yield, no significant discount to the market is required — the building is slightly undervalued relative to the area.
– The property and the area are suitable for investment with a 3–5-year horizon; the market yield indicator has a substantial safety margin.
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