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1. Definition of the area and data structure
Actual location: according to DLD data, the building VILLA MYRA is located in Al Barsha South Fourth, master project Jumeirah Village Circle. All mapping and analysis are based strictly on this data.
The database records 69 sale transactions for apartments in this building, including studios (0BR, studio). For rental contracts, at least 59 records for studios have been found over recent years.
2. Liquidity and transaction frequency
Sales liquidity for studios in VILLA MYRA is low — only a few transactions per year. In 2023–2025 there were 1–2 deals per year, with a “spike” in 2025 (10 deals), but part of these are formally dated 2025 and cannot be considered in current calculations.
Rental liquidity for studios is higher: new contracts are regularly recorded every quarter. At the level of the entire Al Barsha South Fourth area, turnover for studio sales and rentals is consistently high, confirming the overall popularity of this unit type.
3. Price dynamics and average price per m² (studios)
VILLA MYRA, studios:
– Price per m² over the last 12 months: about 8,860 AED.
– Range of quarterly averages for 2023–2025: from 7,306 to 10,884 AED per m², with noticeable volatility.
– Trend: growth compared to 2020–2022 (6,590–7,300 AED), but still significantly below the area benchmark.
Al Barsha South Fourth, studios:
– Average price per m² over the last 12 months (“area benchmark”): 17,399 AED.
– Dynamics: pronounced growth from 10–12k AED (2022) to 15–17k AED per m² (2023–2024), currently at 17–18k AED.
4. Rental dynamics and rental level per m² (studios)
VILLA MYRA, studios:
– Average annual rent per m² (last 12 months): 922 AED.
– Quarterly dynamics for 2023–2025: 568–1,065 AED per m² per year (the jumps are due to the small number of contracts in individual quarters).
– Sufficient data volume for statistical analysis.
Al Barsha South Fourth, studios:
– Average rent per m² (last 12 months): 1,269 AED.
– Dynamics: smooth but steady increase from 700–800 AED (2021–2022) to 950–1,250 AED (2023–2025).
5. Comparison of the building and the area
The building significantly lags behind the area on two key metrics:
– Sale price per m²: in VILLA MYRA it is 50% below the area benchmark (8,860 AED versus 17,399 AED).
– Rent per m²: studio rents in the building are noticeably below the market (922 AED versus 1,269 AED).
6. Yield (ROI) — investment profile
– Annual yield (gross ROI, studios, based on the last 12 months): around 10.4% for VILLA MYRA (922 / 8,860), and about 7.3% for the area (1,269 / 17,399).
– Taking into account mandatory entry costs in Dubai (7–8% of the transaction value), the “net” ROI for VILLA MYRA is estimated in the range of 9.6–9.7%, and for the area — 6.7–6.9%.
Assessment of “fair price” for a target investor yield of 7–8% per annum:
– For studios in VILLA MYRA the range is 11,525–13,170 AED per m² (to achieve 7–8% yield at current rental rates).
– The current market price in the building is significantly below this range, which makes studios in VILLA MYRA a notably higher-yield option than a typical asset in the area.
7. Outlook and conclusions
– In Al Barsha South Fourth (Jumeirah Village Circle), demand for studios is consistently high, and the rental market is strengthening noticeably as the population grows and tenant interest in newer projects increases.
– VILLA MYRA’s positioning is in the segment of budget investment studios with very attractive yields relative to acquisition price, but with an obvious discount versus the area’s average indicators.
– Investor risk: lower absolute capitalisation and potentially constrained liquidity compared to more expensive and in-demand projects, as evidenced by the smaller number of transactions in the building itself.
Overall, VILLA MYRA is a suitable choice for a private investor who prioritises yield over “prestige” or rapid liquidity. The premium discount to the area can be offset by record-high gross yields, provided that rental demand remains stable.
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