1. Definition of the area and data structure
Actual location: according to DLD data, the VILLA PERA building belongs to the Al Barsha South Fourth area and the Jumeirah Village Circle (JVC) master project. All analysed figures are based solely on actual DLD data for this project.
For studios (0-bedroom units) in VILLA PERA there is a sufficient number of sale transactions and rental contracts to allow for meaningful analysis, both by quarter and for the last 12 months.
2. Liquidity and total number of transactions
Over the past 5 years, around 75 studio transactions have been registered in VILLA PERA, including 6 deals in 2024 and 5 deals in 2023. This is a fairly high volume for a single building, indicating steady demand.
Rental activity is also stable: approximately 10–20 new studio leases are signed each year.
3. Price dynamics per square metre — building and area
The average sale price per square metre for studios in VILLA PERA by quarter over 2020–2024 fluctuated significantly, but for the last 12 months it stands at 7,990 AED/m².
For comparison, within the Jumeirah Village Circle master project the average price per m² of studios over the same 12 months is 17,650 AED/m², and in the wider area (Al Barsha South Fourth) it is similar, around 17,600 AED/m². Thus, VILLA PERA is trading at almost half the average market level of the area, which represents a substantial discount.
Within the building itself, the dynamics of average prices have shown sharp swings, from 4,700 to 11,700 AED/m² in recent quarters. In the area/master project the spread is far less pronounced, and there is a clear, gradual upward trend.
4. Rental rate dynamics per m²
The average annual rental rate for studios in VILLA PERA across all quarters of 2020–2024 increased from 575–670 AED/m² in 2020 to 800–900 AED/m² in recent quarters. Over the last 12 months, the average rental rate in the building is 904 AED/m²/year. This is confirmed by valid DLD contracts.
For the Jumeirah Village Circle master project, the comparable figure for the last 12 months is 1,283 AED/m²/year — 40% higher than the average rent in VILLA PERA.
Rental dynamics in the area are clearly smoother and upward-trending: over 3 years, growth is roughly twofold. In VILLA PERA, pronounced jumps are also observed.
5. Current yield level (ROI) and fair price range
Calculated figures for the last 12 months:
– Average purchase price of a studio in VILLA PERA per m²: 7,990 AED.
– Average rental rate: 904 AED/m²/year.
– Gross yield (brutto ROI) for the building: 11.3% per annum.
– Comparable figure for Jumeirah Village Circle: ROI 7.3%.
Taking into account entry costs (total expenses of 7–8%), the net yield for VILLA PERA is estimated at 10.5–10.6% per annum, which is very high by Dubai standards and significantly exceeds the benchmark for the area/master project (around 6.8–6.9% net ROI).
From the perspective of a “fair investment price” for a target yield of 7–8% per annum, projects at the JVC level should have a studio price corridor of [16,000–18,300] AED/m², based on confirmed DLD rental rates (1,283 AED/m²/year). VILLA PERA is trading far below this range, which makes it attractive for income-focused investors or for any long-term resale strategies.
6. Conclusions on investment attractiveness
– VILLA PERA stands out with an abnormally low price per square metre compared to the average level in Jumeirah Village Circle and nearby peers.
– Rental rates in the building are significantly below the area average, but when converted into ROI it delivers 10–11% per annum based on valid DLD data.
– The presence of regular sale and lease transactions indicates good liquidity in this segment.
– Key risks include volatile averages within the building due to the small sample size and potential inconsistency in unit quality.
– Overall, for studios VILLA PERA is one of the highest-yielding assets in JVC, but it is important to pay close attention to the physical condition of the specific unit.
Related Articles
- ROI analysis of apartment in Palace Residences — North: DLD data and real deals
- ROI analysis of apartment in SEVENTH HEAVEN: DLD data and real deals
- How to sell an apartment in Dubai in Sobha one Tower A – analysis 2026
- How to sell a property in Dubai in Tower B – analysis 2026
- How to sell a home in Dubai in Equiti Home – analysis 2026
