ROI analysis of apartment in UniEstate Prime Tower: DLD data and real deals — 13.01.2026

1. Definition of the area and data structure

Actual location: according to DLD, Uniestate Prime Tower is located in Al Barsha South Fourth, master project Jumeirah Village Circle. The DLD database for this building contains both sales and rental data, including one-bedroom apartments (1BR). A 12‑month data slice allows for comparison with the wider area.

2. Market volume and liquidity

Over the past 12 months, 26 sales of one-bedroom apartments and 78 new residential rental contracts (Flat) have been recorded in Uniestate Prime Tower. This indicates high liquidity: the asset is actively traded both in sales and in rentals. In Al Barsha South Fourth (Jumeirah Village Circle) as a whole, more than 10,000 transactions for 1BR units and over 26,000 rental contracts were concluded over 12 months, which highlights very strong demand and turnover in the market.

3. Sales price dynamics (price per m²)

In Uniestate Prime Tower, 1BR price dynamics per square metre over the last 3 years:

– 2020: from 4,100 to 4,500 AED/m² (Q3–Q4)
– 2021: around 9,800 AED/m² (based on a single transaction)
– 2024: sharp recovery, range 9,700–12,800 AED/m²; 12‑month average: 13,109 AED/m²
– 2025 (data to date): stabilisation in the range of 12,700–13,200 AED/m²

Area dynamics in Al Barsha South Fourth on the same basis:

– 2020: 7,800–8,200 AED/m²
– 2021–2022: growth to 8,600–9,200 AED/m², by end‑2022 — around 9,600 AED/m²
– 2023: further growth to 10,700–12,300 AED/m²
– 2024–2025: move above 12,400–14,000 AED/m², 12‑month average: 13,982 AED/m²

Thus, the current price per m² in Uniestate Prime Tower is slightly below the area average (a difference of about 6%), but the fluctuations are close to the district trend, and no growth in a “premium” to the area is observed. The building’s pricing correlates well with overall dynamics in JVC/Al Barsha South Fourth.

4. Rental dynamics and levels (annual rent per m²)

In Uniestate Prime Tower, the average rental rate per m² for residential units (all layouts) over the last 12 months was 980 AED/m²/year. In previous years the rate has been growing steadily: in 2021 — 550–570 AED/m², in 2022 — 540–580 AED/m², in 2023 — 550–640 AED/m², in 2024 (Q1–Q3) — 680–950 AED/m², excluding obvious outliers. Recently, there have been isolated deals at much higher levels (up to 2,500 AED/m²), which are more likely random transactions or data errors.

The average rental level in Al Barsha South Fourth is similar and even slightly higher: over 12 months — 1,028 AED/m²/year, with a comparable growth trajectory (from 520–570 AED/m² in 2021–2022 to 840–970 AED/m² in 2024).

Rental liquidity in the building is also high — up to 20–30 new 1BR contracts are signed per quarter.

5. Investment analysis: ROI and fair price ranges

– The average purchase price in the building over the last 12 months was 13,100 AED/m²; for the area — 13,980 AED/m².
– Average annual rent — 980 AED/m² for the building, 1,028 AED/m² for the area.
– Gross annual yield (ROI brutto) for the building: 980 / 13,100 = 7.5%. For the area: 1,028 / 13,980 = 7.4%.
– Net yield, taking into account initial costs (approximately +7–8% to the entry price): ROI net = ROI brutto / 1.07 ≈ 7.0%, or ROI brutto / 1.08 ≈ 6.9%.
– The fair price range when targeting a 7–8% annual rental yield lies at: 980 / 0.08 = 12,250 AED/m² (upper bound) — 980 / 0.07 = 14,000 AED/m² (lower bound) for the building; for the area, similarly: 1,028 / 0.08 = 12,850 AED/m² — 1,028 / 0.07 = 14,685 AED/m².
– The actual average market price for the building (13,100 AED/m²) is slightly below the midpoint of this investment range and appears balanced in terms of investment appeal. No significant discount is required, and no premium to the market is needed to achieve 7%+ annual returns.

6. Conclusions and recommendations

Uniestate Prime Tower is a liquid residential building in the mass segment of the Jumeirah Village Circle market, with stable demand in the one‑bedroom apartment segment. Price dynamics are in line with the area, and in terms of rental levels the building keeps pace with JVC trends. At the current price‑to‑rent ratio, the realistically achievable yield for an owner falls within an attractive 7–8% per annum corridor according to DLD, even after all cost adjustments.

In the medium term (3–5 years), assuming the district trend and high turnover are maintained, the investor faces limited downside risk, but should not expect substantial excess returns either. The investment rationale for this asset is confirmed by official DLD data: liquidity is high, and yields are not below the JVC market average.