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1. Definition of the area and data structure
Actual location: according to DLD, Westwood Grande by Imtiaz is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project.
No data on sales of two-bedroom (2BR) units in this building was found as of the request date. However, across the entire building, 246 transactions of various types have been recorded since the project was launched to the market (starting from May 2023). As for rentals, DLD has not yet registered any valid 2BR lease contracts in this building (which is expected for new properties, including off-plan). At the same time, the total number of contracts for the building is substantial (116), with most start dates between late 2024 and 2026.
2. Sales analysis
Transaction and price per sq.m dynamics for the building
– Quarterly dynamics of the average price per sq.m for the building have been recorded since Q2 2023.
– The average price per square meter fluctuates from quarter to quarter in the range of approximately AED 11,750 to AED 17,300, with several spikes in Q3 2024 and Q4 2025.
– Over the last 12 months (from June 2023 to May 2024), the average price per sq.m for the building stands at AED 14,786.
Area dynamics (JVC/Al Barsha South Fourth)
– At the master-project and district level, transaction volume is very high (several thousand deals per quarter).
– The average price per sq.m in the area over the last 12 months is AED 15,499.
– Price dynamics in the area are significantly more stable and show a smooth upward trend since 2023.
Price comparison
– The average price per sq.m in the building over the past year is slightly below the area average (by 4.5%).
– Pricing in the building remains in line with the market, without a pronounced premium to the area.
3. Rental analysis
At the address Westwood Grande by Imtiaz, there are no lease contracts in the database specifically for two-bedroom apartments. Across the entire building, however, there are enough valid contracts (116), most of them signed for periods starting from late 2024.
Average rental rate over 12 months
– For the entire building, the average annual rental rate per sq.m over the last 12 months amounted to AED 1,347.
– For the area (JVC/Al Barsha South Fourth), this figure is significantly lower at AED 1,038 per sq.m.
Rental dynamics for the building
– More than 100 contracts have been recorded — indicating stable liquidity.
– In 2025, the average rate per sq.m in the building remains in the range of AED 1,294–1,385, which is noticeably above the master-project level.
Rental dynamics for the area
– In 2024–2025, the average rate in the area is steadily growing, reaching AED 966–1,067 per sq.m in the most recent quarters.
4. ROI and investment potential
Calculated indicators for the last 12 months:
– Price per sq.m for the building: AED 14,786.
– Annual rent for the building: AED 1,347/sq.m.
– Gross ROI for the building: 9.1% per annum (1,347 / 14,786).
– Gross ROI for the area: 6.7% per annum (1,038 / 15,499).
Taking into account standard transaction costs (7–8% of the purchase price), the net yield for the building (net ROI) will be around 8.4–8.5%. For the area, it will be around 6.2–6.3%.
Fair price for a target yield of 7–8%
– For a target yield of 8%: the fair price for the building is about AED 16,838/sq.m.
– For 7%: about AED 19,242/sq.m.
– The actual transaction price (AED 14,786/sq.m) is below these thresholds, creating a comfortable margin for an investor targeting a 7–8% yield.
5. Liquidity and market outlook
Liquidity at Westwood Grande by Imtiaz is high for both sales and rentals (future-dated contracts are being signed actively). The building is being sold and leased with a slight discount to the JVC average, yet rental performance outpaces the area benchmark and delivers a premium yield for a buy-to-let investor. The key driver of stability is strong demand in JVC and the ongoing development of the district’s infrastructure.
Conclusions for an investor with a 3–5 year horizon:
– The building is fully within the market price range for the area, with no signs of overheating.
– Rental income is above the JVC average, allowing an investor to quickly reach a gross ROI of 8–9% / net 7.7–8.5% per annum.
– The current level of prices (and rental rates) provides a yield buffer even in the event of a potential market correction.
– Westwood Grande by Imtiaz is a highly attractive investment asset within the area, offering one of the best price/liquidity/yield balances in JVC.
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