1. Definition of the area and data structure
Actual location: the WESTWOOD GRANDE II BY IMTIAZ project, analyzed for 1-bedroom apartments (1BR), is classified by DLD as being in the Al Barsha South Fourth area within the Jumeirah Village Circle master project. The report uses these exact levels for comparison: building, master project, and area. The number of sales and rental contracts for the building and the area allows for robust statistical analysis.
2. Sales: liquidity, price dynamics and comparative analysis
Transaction volume
From 2023 onwards, 118 transactions for 1BR units in WESTWOOD GRANDE II BY IMTIAZ have been recorded. The peak in sales occurred in Q2 and Q3 2023 (16 and 53 deals respectively), which is typical for a new project. In 2024, a decline in volume is visible—most likely due to a reduction in the number of units available for sale.
Average price per m² dynamics (building, 1BR)
The average transaction price per square metre for 1-bedroom apartments in WESTWOOD GRANDE II BY IMTIAZ:
– Q2 2023: around AED 11,300/m²
– Q2 2024: around AED 11,850/m²
– Last 12 months: average of AED 14,200/m² (a significant increase in new deals, likely reflecting final inventory sales and/or overall market growth and higher list prices at completion stage).
Area market (Al Barsha South Fourth) for comparable apartments
The average price per m² in the area over the last 12 months is around AED 15,800/m². The long-term price trend in the area since 2020 shows steady growth from AED 10,500 to AED 15,800/m² on average parameters, with stable demand.
Comparison: recent transactions in the building itself are about 10% below the area average, which can be explained both by the early sales phase and by the developer’s pricing strategy.
3. Rentals: yield and rate distribution
Data availability for the building and the area
For WESTWOOD GRANDE II BY IMTIAZ, a sufficient number of rental contracts (109) have been recorded over the last 12 months, with many precisely matched by building code.
The average rental rate in the building over the last 12 months was AED 1,340/m²/year. For comparison, in Al Barsha South Fourth it was only AED 1,045/m²/year (a difference of more than 25% in favour of the new project).
Quarterly dynamics for the building are available only from 2025, but they also show a range of AED 1,336–1,458/m² (continuation of the positive trend).
4. Comparative yield (ROI) analysis and “investment fair price”
Yield for the building
– Gross ROI for the building: 1,340 / 14,200 ≈ 9.4% per annum (based on recent transactions and rental rates over the last 12 months).
Adjusting for transaction costs (≈7%): net ROI is estimated at around 8.8%.
For Al Barsha South Fourth:
– Gross ROI = 1,045 / 15,800 ≈ 6.6% (adjusted to ~6.2% net ROI).
“Investment fair price” for a target yield of 7–8%:
– For the building: range of AED 16,800–19,140/m² (1,340/0.08–1,340/0.07). The actual price of recent deals (AED 14,200/m²) is below this range, meaning the building currently delivers a yield above the indicative “investment” benchmark.
– For the area: range of AED 13,100–14,930/m², which is close to the actual area prices (AED 15,800/m²) and already implies a premium to the market for new projects.
Thus, purchasing an apartment in WESTWOOD GRANDE II BY IMTIAZ at current price levels potentially provides a higher yield compared to the “typical” area, due to the relative newness of the asset, its contemporary positioning, and a lower entry price.
5. Liquidity and outlook for investors
WESTWOOD GRANDE II BY IMTIAZ demonstrates good liquidity in both sales volume and rental contracts in the first years after launch. The area has been maintaining stable price growth of 7–10% per year since 2020, which supports expectations of continued demand for new residential complexes as well. Yields on current transactions are above the market average—both in absolute terms and compared with local benchmarks.
Key risks: the high yield on recent deals reflects the effect of “early sales”. As the project is gradually occupied, the balance may shift towards more investor-landlords (returns may adjust down towards the broader area level). In the long term, the project remains attractive for investors targeting yields from 7% per annum and above, assuming current rental demand is sustained.
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