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1. Definition of the area and data structure
Actual location: According to DLD transaction data, SOBHA DAFFODIL is located in Al Barsha South Fourth, within the master project Jumeirah Village Circle.
Data structure and liquidity: Since 2020, there have been 49 sale transactions for 2-bedroom apartments in SOBHA DAFFODIL, which indicates existing demand and a certain level of liquidity for this type of property in this segment. In the DLD rental contracts database there are no lease agreements recorded for this specific building (nor for the master project), so quantitative and price analysis of rentals is only possible at the level of the Al Barsha South Fourth area.
2. Sales price dynamics and levels
Sales in SOBHA DAFFODIL (2-bedroom apartments):
— Between 2020 and 2024, transactions occurred on a regular basis. Volumes were uneven, but over the last 12 months a sufficient number of transactions has been registered to calculate an average price.
— Dynamics of the average price per square metre:
– In 2020 the average level was 4,500–6,000 AED/m².
– In 2023 growth was observed, and in Q2 the average price exceeded 6,700 AED/m².
– On average over the last 12 months (across all registered 2BR transactions) the average price achieved was 7,972 AED/m².
— Comparison with the area: Over the last 12 months the average price for 2-bedroom apartments in Al Barsha South Fourth was 12,862 AED/m². Thus, the current price for comparable apartments in SOBHA DAFFODIL itself is roughly 38% below the average level for the area.
3. Rental rate dynamics and levels
For SOBHA DAFFODIL and the Jumeirah Village Circle master project (specifically for 2-bedroom apartments) there is no rental data in DLD. This may indicate specific rental patterns (for example, owners prioritising sales or the absence of standardised leases under this filter). As a benchmark, we use average rental data for all residential apartments across Al Barsha South Fourth.
— Average annual rental rate per m² over the last 12 months in the area: 1,031 AED/m²/year.
— Rental dynamics: A steady increase has been recorded, especially since 2022 (for example, in Q2 2022 — 616 AED/m², in the last closed quarter — over 860 AED/m² and then up to 1,030+ AED/m²).
4. Level comparison and yield (ROI) calculation
— Price per m² in the building: 7,972 AED (12 months, Sobha Daffodil, 2BR)
— Price per m² in the area: 12,862 AED (12 months, area, 2BR)
— Annual rent per m² in the area: 1,031 AED (calculated only at area level due to lack of building-specific data)
ROI calculation at the area level (for comparable 2-bedroom apartments):
ROI_brutto (area): 1,031 / 12,862 ≈ 8.0% per annum (a rough figure before transaction costs)
ROI_net: Taking into account additional transaction and entry costs (around 7–8%), the net yield ROI_net for the area will be about 7.4% (with the denominator adjusted upward by 7.5%).
Fair investment price range for a target yield of 7–8%:
— If similar apartments are rented out at market rates, the fair price per m² for an investor (targeting a 7–8% yield) in the area is:
– Lower bound: 1,031 / 0.08 ≈ 12,890 AED/m²
– Upper bound: 1,031 / 0.07 ≈ 14,730 AED/m²
The current average price in SOBHA DAFFODIL (7,972 AED/m²) is significantly below the area range: this indicates that current listings in the building may be attractive to buyers focused on investment returns or on entering the market below the area average.
5. Conclusions and outlook
Transactions for 2-bedroom apartments in SOBHA DAFFODIL have been recorded throughout the period since 2020, which confirms turnover and liquidity, although transaction volume is moderate. Price dynamics show a return to growth after a pause in 2021–2022, but the average level in the building is below the overall level for Al Barsha South Fourth. There is no rental data specifically for the building and the master project; calculations can only be made at the area level.
The calculated yield at the area level is in the range of 7–8% per annum, but for the specific building, at the current market price and with tenants paying typical area-level rents (i.e. if it is actually possible to lease the apartment at the average area rate), the potential yield may turn out to be higher than the area average, even taking entry costs into account.
When making an investment decision, it is important to consider:
– Actual liquidity for this building is confirmed (regular transactions).
– To calculate yield, individual data on real rental rates in the building will be required — these are not available in open DLD data.
– In the long term, the building may attract additional market interest if rental rates rise or if the price gap with the area narrows.
The fair price range for an investor targeting a yield of 7–8% per annum at the area level is 12,900–14,700 AED/m²; current pricing in the building is significantly lower and has investment potential (subject to sustainable rental demand).
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