1. Definition of the area and data structure
Actual location: according to DLD, the residential complex VILLA PERA belongs to the Al Barsha South Fourth area and is part of the Jumeirah Village Circle (JVC) master project. The subsequent analysis is based exclusively on this initial data.
Room filter: only transactions and leases for two-bedroom apartments (2 b/r) and overall building (“flat” types) are analysed.
2. Sales analysis in VILLA PERA (2-bedroom apartments)
There have been 27 sales transactions for 2-bedroom apartments in VILLA PERA from April 2020 to July 2025. Over the last 12 months — 4 transactions.
Dynamics of the average price per m² in the building (VILLA PERA, 2-bedroom):
– 2020–2021: average level 5,500–7,000 AED/m², low activity.
– 2022–2023: mostly in the 5,200–7,000 AED/m² range, but with isolated transactions, which makes conclusions unstable.
– From late 2023 to date there has been an upward shift in the range (average sales: 6,700–8,300 AED/m² in 2024, with a peak of up to 10,181 AED/m² in a separate quarter).
– Over the last 12 months the average sale price amounted to 8,069 AED/m².
Liquidity in the building itself is very average: 1–2 transactions per quarter, up to a maximum of 4 in certain periods. For a proper assessment of stability and trends, we also rely on the master project and the wider area.
3. Comparison with benchmarks: master project and area
The Jumeirah Village Circle master project (2-bedroom) and the Al Barsha South Fourth area show identical dynamics (almost completely overlapping datasets):
– In 2021: price growth from 7,700 to 8,400 AED/m².
– In 2022: stability at 8,800–9,300 AED/m².
– In 2023: rapid growth — up to 10,500–11,700 AED/m².
– In 2024 and early 2025: on average 11,500–13,300 AED/m².
Over the last 12 months the average sale price per m² in JVC and the corresponding area has been 13,040–13,050 AED/m². This is in line with market growth for the segment.
Comparison: VILLA PERA is significantly cheaper than the JVC market — the actual price per m² based on transactions is almost 40% below the area average. This may reflect either physical ageing of the asset or unique circumstances of specific transactions (which calls for caution in drawing conclusions).
4. Rentals in VILLA PERA
According to the DLD database, 26 rental contracts for apartments (flat) have been concluded in VILLA PERA over the last 12 months. The average annual rental rate reached 774 AED/m² (without breakdown by apartment type due to the small sample for two-bedroom units; the data is averaged across all apartment types in the building).
Rental dynamics in VILLA PERA since 2020:
– 2020–2022: a prolonged period of stagnation, rents remained at 450–550 AED/m².
– In 2023 a sharp increase: from the second half of the year and especially in 2024 — rates jumped to 780–820 AED/m² in the latest contracts (individual quarters exceeded 800 AED/m²).
For comparison, in JVC over the last 12 months the average rent is already above 850–870 AED/m².
5. Comparison of price_psm and rent_psm (12 months) + ROI
Average figures for two-bedroom apartments over 12 months:
– VILLA PERA: average purchase price — 8,069 AED/m², average rent — 774 AED/m², based on 4 sales and 26 contracts.
– JVC / Al Barsha South Fourth: average purchase price — 13,046 / 13,039 AED/m², average rent — 866 AED/m², with significantly more rental data (over 4,500 contracts per year).
Gross yield for VILLA PERA (ROI_brutto): 774 / 8,069 ≈ 9.6% per annum.
For JVC the area-level ROI_brutto: 866 / 13,046 ≈ 6.6%.
Specialised adjustment to net yield (ROI_net) taking into account typical transaction and operating costs:
– VILLA PERA: ROI_net ≈ 8.9%
– JVC: ROI_net ≈ 6.1%
Thus, VILLA PERA theoretically demonstrates a significantly higher yield based on current transactions and rents, but this is primarily due to substantial discounting of the purchase price in this particular building.
6. Fair price range
For investors targeting a net yield of 7–8% per annum, the fair price range for VILLA PERA (based on the latest confirmed rental rate of 774 AED/m²) is:
– For 8% ROI: fair price = 774 / 0.08 ≈ 9,675 AED/m²
– For 7% ROI: fair price = 774 / 0.07 ≈ 11,057 AED/m²
The actual average price in VILLA PERA (8,069 AED/m²) is MUCH lower than even the lower bound of this corridor, which makes the asset highly attractive in terms of yield based on current figures (provided such a purchase price is achievable and the apartment is genuinely rented out at the corresponding rate).
For the JVC market:
– Fair price for rent_psm = 866 AED/m²:
– 866 / 0.08 ≈ 10,825 AED/m² (ROI 8%)
– 866 / 0.07 ≈ 12,371 AED/m² (ROI 7%)
– The average market level of 13,046 AED/m² is above the “investment range”, meaning that most JVC buyers pay for premium quality, location and new product and are not focused solely on yield.
7. Conclusions on liquidity and outlook
– Liquidity in the building is average, with a low transaction volume (up to 4 deals per year for this specific apartment type), but rental contracts are signed consistently, confirming demand from tenants that is not the highest, yet quite sufficient.
– The building trades at a noticeable discount to the surrounding market (around minus 38% to the average JVC price as of June 2024), and it is precisely this that delivers the high calculated yield.
– From a long-term perspective for an investor-buyer, VILLA PERA can be considered an income-generating asset, but with caveats: it is important to carefully examine the technical condition and reputation of the building (why the discount is so deep), as well as the real sustainability of rental demand.
– Overall in the area (JVC) the market continues to grow confidently (sales dynamics in 2022–2024: +40% in price), but high rental yields (8%+ net) are now achieved mainly in older or problematic stock — in new buildings yields are trending down to 6–7%.
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