ROI analysis of apartment in VILLA MYRA: DLD data and real deals

1. Definition of the area and data structure

Actual location:
DLD data clearly confirms that VILLA MYRA is located in Al Barsha South Fourth, within the Jumeirah Village Circle master development. The analysis uses only actual transactions for this building, the master project, and the district.

Data volume:
The database contains over 60 transactions for VILLA MYRA (all apartments), which allows for a proper analysis of the building’s price dynamics and comparison with the wider area. For rentals, the DLD database records almost 200 contracts for VILLA MYRA across all years.

2. Sales and price dynamics

Frequency and distribution of transactions for 1-bedroom apartments:
Since 2020, 1-bedroom sales have been recorded at several transactions per quarter almost every year, confirming the building’s stable liquidity. The highest activity is evenly spread over time.

Average price per m² dynamics (1-bedroom, VILLA MYRA):
– During 2020–2022, prices in VILLA MYRA were moderately stable (around 5,500–7,500 AED/m²), without sharp spikes.
– From late 2023 to 2024, a noticeable price increase is observed: by mid-2024, average deals are already closing at 7,700–8,000 AED/m², and over the most recent completed 12-month period the actual average price per m² stands at 9,637 AED/m².

Comparison with the area (JVC / Al Barsha South Fourth):
– In the wider area, growth has been more pronounced: from 8,149–8,587 AED/m² in 2020 to 13,300–15,000+ AED/m² during 2024–2025.
– Difference: the average sale price over the last 12 months for 1-bedroom apartments in VILLA MYRA is significantly lower (by 37%) than the district and master benchmark (9,637 vs 15,184 AED/m²).

3. Rentals: market rates and dynamics

Rentals in VILLA MYRA:
– According to DLD data, over the last 12 months the average annual rental rate for all apartments in the building is 763 AED/m². For the specific 1-bedroom segment, the number of recorded contracts is limited, but at the building level the figure is stable and not anomalous.
– Rental dynamics also confirm steady growth: from 400–570 AED/m² in 2020–2021 to 630–750 AED/m² and above as we approach 2024.

Rentals in the area:
– Over the last 12 months, the annual rental rate for the district and the Jumeirah Village Circle master project is 1,042 AED/m².
– The area shows a slightly stronger rental growth rate in 2023–2025, especially in recent quarters — close to 850–900+ AED/m² (and higher in certain segments).

4. Level comparison and investment review

Current “building vs area” levels:
– Purchase price per m² in VILLA MYRA: 9,637 AED/m² (12 months)
– Area benchmark (JVC, Al Barsha South Fourth): 15,184 AED/m²
– Rent per m² in VILLA MYRA: 763 AED/m² (12 months)
– Rent per m² in the area: 1,042 AED/m² (12 months)

VILLA MYRA is trading at a discount to the district market — the price per m² is 37% below the market average, while the rental level lags the benchmark by 27%. This creates a potential advantage for an investor: entry is relatively cheaper than the market, while rental income does not “fall behind” the price proportionally.

5. ROI and range of investment fair value

Gross yield (ROI, last 12 months):
– For VILLA MYRA: 7.9% per annum (763 / 9,637)
– For the area: 6.9% per annum (1,042 / 15,184)

Net yield taking into account initial costs (~7–8%):
– For VILLA MYRA: around 7.3–7.4% per annum
– For the area: 6.3–6.5% per annum

Assessment of the “fair range” for an investor (target yield 7–8% gross):
– For VILLA MYRA: 9,540–10,900 AED/m² (763/0.08 — 763/0.07)
– For the area: 13,028–14,889 AED/m² (1,042/0.08 — 1,042/0.07)

Thus, transactions in VILLA MYRA are taking place at the very beginning / lower part of the investment fair range (for a 7–8% yield), while in the wider area current prices already require a downward adjustment to reach target ROI levels.

6. Liquidity and investor conclusions

– In terms of transaction volume and number of contracts, the building remains liquid, while rental liquidity is steadily increasing.
– Compared with the area, VILLA MYRA is currently more attractive for an investor: entering below the market average price allows you to achieve an ROI 1–1.5 p.p. higher.
– Given the growth and strong demand in JVC, the upside potential for prices in VILLA MYRA is above average if the price gap gradually narrows.

Outlook:
The asset is relevant for an investor focused on yield and long-term growth: the balance between entry price and income potential is favorable. No significant risks of declining liquidity have been identified.