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1. Definition of the area and data structure
Actual location: According to DLD, VILLA MYRA is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project. All subsequent comparisons and benchmarks are based on this area and master project.
There are recorded sale transactions for 2-bedroom apartments in VILLA MYRA, and the sample size for both the building and the area is sufficient for statistical analysis. However, there is no data on 2-bedroom rental transactions over the past 12 months either for the building or for the area/master project, which makes it impossible to draw accurate quantitative conclusions on rental yields.
2. Sales analysis: dynamics, prices, liquidity
Transaction dynamics and frequency
For 2-bedroom apartments in VILLA MYRA, the DLD database records sale transactions in 2021, 2023 and 2024. The highest activity is observed in 2024 (9 transactions over two quarters). Overall, this indicates the presence of liquidity and a certain level of demand for this apartment type in the building.
Average price per m² dynamics, VILLA MYRA, 2-bedroom apartments:
– 2021, Q1: around 5,300 AED/m²
– 2023, Q3: around 6,700 AED/m²
– 2024, Q1–Q2: around 7,300–7,500 AED/m²
– 2024, Q3: around 6,800 AED/m²
Average price per m² dynamics for the master project (JVC, Al Barsha South Fourth, all apartments):
– 2021: 7,300–8,500 AED/m²
– 2022: 9,100–9,700 AED/m²
– 2023: increase to 11,200–13,000 AED/m²
– 2024: 13,000–13,500 AED/m²
The area shows a more pronounced growth trajectory: over 3.5 years, prices in the area increased on average by 70–80%, while in VILLA MYRA the growth was 25–40% (with a smaller sample).
Average purchase price per m² over the last 12 months:
– VILLA MYRA, 2-bedroom: 7,310 AED/m²
– Area (JVC/Al Barsha South Fourth): 15,082 AED/m²
The figure for VILLA MYRA is significantly below the average market level for the area and master project (by ~50%). This indicates either lower demand for the building, or an outdated/standard concept compared with new developments in the area.
3. Rentals: rate levels and dynamics according to DLD
According to DLD, over the past 12 months there have been no valid registered rental contracts for 2-bedroom apartments either in VILLA MYRA or in the JVC master project and Al Barsha South Fourth area. Accordingly, it is not possible to calculate average rental rates per m² and their dynamics for these segments.
This may indicate a weak presence of this apartment type in the rental supply (likely a predominance of owner-occupiers), as well as possible errors or delays in uploading long-term contracts into the DLD database.
There is no DLD data on rental liquidity for this format.
4. Comparison of the building and the area, conclusions on returns (ROI)
– VILLA MYRA, 2-bedroom, purchase price per m²: 7,310 AED/m²
– JVC/Al Barsha South Fourth area, market overall: 15,082 AED/m² (last 12 months)
Due to the absence of rental transactions, it is not possible to accurately determine the effective annual rental rate per m² and calculate ROI based on DLD statistics. Without this data, any estimates of the required discount to the market (or premium) to achieve a 7–8% annual yield would be unreliable. It is not possible to determine a fair investment price range based solely on sales market dynamics.
Given the large transaction volume in the wider market and the substantial gap between prices in VILLA MYRA and the area’s average benchmark, a potential investor should carefully assess the reasons for this difference (building condition, liquidity, demand structure, rental potential). Based on actual DLD data, VILLA MYRA is currently trading at roughly a twofold discount to the area/master project.
5. Overall liquidity, risks and potential
VILLA MYRA demonstrates a certain resilience in terms of sales thanks to reasonable pricing; however, the absence of rental transactions in the official DLD database does not allow this asset to be recommended as an obvious buy-to-let instrument without additional verification of real rental demand and consultation with local brokers.
The transaction volume in the area is very high, which confirms the overall liquidity of the location and allows JVC as a whole to be viewed as a promising investment destination. At the same time, VILLA MYRA itself, in terms of lease-up and yield, requires detailed individual analysis beyond DLD data.
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