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1. Definition of the area and data structure
Actual location: According to Dubai Land Department, WESTWOOD GRANDE II BY IMTIAZ is located in Al Barsha South Fourth, within the master project Jumeirah Village Circle. For the analysis, only verified DLD database filters were used: the building was identified by name, and benchmarks were compared specifically with Al Barsha South Fourth.
2. Liquidity and transaction activity
There have been 247 sale transactions recorded for WESTWOOD GRANDE II BY IMTIAZ. Over the last 12 months, 61 transactions were completed for this asset, indicating a good level of liquidity for a new development and strong buyer activity (the building is relatively new, with sales starting only from mid‑2023). For comparison, the total number of transactions in Al Barsha South Fourth over the last 12 months amounted to around 20,000 units.
The rental segment also shows adequate liquidity: 109 lease contracts have been signed for Westwood Grande II over the last 12 months.
3. Sale price dynamics and levels
• For WESTWOOD GRANDE II BY IMTIAZ, the average price over the last 12 months is 14,572 AED/m².
• For Al Barsha South Fourth, the comparable figure is 15,063 AED/m².
Since the project entered the market (Q2 2023), the average price in the building started at 12,000–12,500 AED/m², gradually increased to 13,000–14,500 AED/m², with peaks in individual transactions above 14,000 AED/m². Across the district as a whole, there has been steady growth over 3 years: from an average of 9,300 AED/m² in 2022 to more than 13,000–15,000 AED/m² by 2024.
4. Rental rate dynamics and levels
• The average rental rate per m² in WESTWOOD GRANDE II BY IMTIAZ over the last 12 months is 1,342 AED/m² per year (109 contracts).
• In Al Barsha South Fourth over the last year it is 1,038 AED/m² (26,835 contracts), meaning the building rents noticeably above the district average.
A quarterly breakdown shows that rental levels in the building remain in the 1,330–1,350 AED/m² corridor, with individual deals reaching 1,450 AED/m² — typical for new business‑class buildings at the initial leasing stage.
5. Building vs district comparison
• WESTWOOD GRANDE II BY IMTIAZ slightly lags the district in average sale price per m² (3–4% below the district over the last 12 months).
• At the same time, rents in the building are 29% above the district average, reflecting strong demand for new properties in the upper tenant price segment.
6. Calculation of yield indicators (ROI)
• Gross yield (ROI) for WESTWOOD GRANDE II BY IMTIAZ based on average sale and rental levels from DLD transactions over the last 12 months: 1,342 / 14,572 ≈ 9.2% per annum.
• For Al Barsha South Fourth, ROI is 1,038 / 15,063 ≈ 6.9% per annum.
Taking into account standard transaction costs (DLD fee, broker, registration, etc., totalling about 7–8% of the purchase price), the net yield for the building can be estimated at around 8.4–8.6% per annum, which is significantly above typical benchmarks for the district.
7. Range of investment fair value
With a target ROI for an investor of 7–8% per annum, the fair sale price range for the building would be: 1,342 / 0.08 = 16,775 AED/m²; 1,342 / 0.07 = 19,171 AED/m².
The current average sale price in the building (14,572 AED/m²) is significantly below this “investment threshold”, which reflects both the remaining growth potential and the excess yield of new projects in the current market.
8. Outlook and conclusions
WESTWOOD GRANDE II BY IMTIAZ shows excellent liquidity, strong sales dynamics and solid rental demand at rates above the district average. The actual ROI based on transactions leaves a substantial margin relative to the “fair” range — meaning the building remains attractive for investors, with no current pressure on rental rates or need for significant discounts to the market. Given the ongoing price growth in the district and the scale of development, a stable yield potential of 8%+ looks realistic here over the next 3–5 years.
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