1. Definition of the area and data structure
Actual location:
According to the DLD database, Westwood Grande by Imtiaz is located in Al Barsha South Fourth, master project Jumeirah Village Circle. This mapping is confirmed by transaction data.
Type of units analyzed: 1-bedroom apartments (1BR).
Data structure:
– For sales of 1BR apartments in this building – 152 transactions.
– For rentals of 1BR apartments in this building and the master project over the last 3 years there is no data. Therefore, rental and ROI analysis is only possible at the district level (Al Barsha South Fourth), where over 70,000 rental contracts for all residential apartments have been collected over the last 3 years.
2. Sales analysis (1BR, Westwood Grande by Imtiaz and the district)
Volume and dynamics of transactions:
– The main volume of 1-bedroom apartment sales in Westwood Grande by Imtiaz occurred in Q2 2023 (80 transactions, sales launch), after which deals continued in smaller volumes each quarter – activity remains stable.
– Over the last 4 quarters, transactions have been recorded on a regular basis, which indicates liquidity at the sales stage and limited resale activity on the secondary market (typical for new projects).
Dynamics of average price per square meter (last 2 years):
– For Westwood Grande by Imtiaz:
– The average price per m² for 1-bedroom apartments in 2023Q2 was around AED 10,775, followed by moderate growth (up to AED 13,500–14,400/m² in 2024Q1–Q4).
– Over the last 12 months, the average transaction price in the building is about AED 13,900/m².
– For comparison, in Al Barsha South Fourth (1BR):
– At the beginning of 2023 the average price per m² was about AED 10,900.
– By 2024 it increased to AED 12,500–12,800/m², and over the last 12 months: AED 14,500/m².
– The district shows steady growth in demand, and the current average price in the area is now even slightly higher than in the building.
3. Rental analysis (Al Barsha South Fourth, all apartments)
According to DLD data, over the last 3 years there is no rental information for 1BR units in Westwood Grande by Imtiaz and the master project. Therefore, we use figures for the entire Al Barsha South Fourth district (a robust data set).
Rental dynamics per m² (annual indicators for all apartments):
– In 2022 there was growth: from AED 620–680/m² to AED 745–812/m² per year over the course of 2023.
– Over the last 12 months, the average annual rental rate in the district is approximately AED 1,040/m² (for all apartment types).
– In recent quarters, rental rates have been showing consistent growth, especially since mid-2023.
4. Comparison and profitability (ROI)
Comparison of the building and the district (last 12 months snapshot):
– Average sales price in the building: AED 13,900/m².
– Average price in the district: AED 14,500/m².
– Average annual rent in the district (no data for the building itself): AED 1,040/m².
ROI calculation:
– Gross ROI for the district: 1,040 / 14,500 ≈ 7.2% per annum (gross).
– ROI adjusted for entry costs (net estimate): 7.2% / 1.07 ≈ 6.7% per annum.
– It should be clearly stated that ROI for the building itself or the master project cannot be calculated due to the lack of confirmed DLD rental data.
Fair investment price range for a 7–8% annual target:
– For the district: fair price to achieve 7–8% per annum = [AED 13,000 – 14,850]/m².
– The building’s figure (AED 13,900/m²) fits well into this range (“at the current average transaction level you reach 7–8% gross yield, using district rental rates as a benchmark”).
– The current market level in the district is even slightly above the building’s average price, so no significant discount is required to sell with an investment-yield focus.
5. General conclusions and outlook
– Westwood Grande by Imtiaz demonstrated high liquidity at launch.
– The average price increase over the last 1.5 years is around 20–25% (from a launch level of ~AED 10,800/m² to the current ~AED 13,900/m²).
– The district’s long-term investment appeal is confirmed by steady growth in both sales and rentals, despite the absence of rental data specifically for this building.
– Rental rates are rising, and investor yield at today’s prices (at the district level) remains slightly above 7% gross (around 6.7% net after commissions and DLD fee), which is in line with benchmarks for Dubai’s value-investment segment.
– The current price level is fair relative to rental rates — no substantial discount is needed to maintain a 7–8% annual yield.
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