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1. Definition of the area and data structure
Actual location: According to open DLD data, the ZaZEN ONE building belongs to the Al Barsha South Fifth area and the Jumeirah Village Triangle master project. All calculations at the area and master-project level are based strictly on this data.
2. Transaction breakdown and liquidity
Demand and number of transactions: 152 sales have been recorded in the ZaZEN ONE building. For 1-bedroom apartments, transactions are distributed across 2022–2025, with the main volume occurring in 2022, after which the number of registrations declined, which is typical for new buildings (initial wave of handovers and re-sales). The total number of transactions is sufficient to confirm the basic liquidity of the asset.
3. Price dynamics for 1-bedroom apartments in ZaZEN ONE
Average price per square metre dynamics:
- 2022: 10,050–10,400 AED/m².
- 2023: from 11,200 to 13,900 AED/m².
- 2024: atypical isolated transactions (around 14,800 AED/m²; this period is partially incomplete). In 2025, prices fluctuated in the 7,700–13,700 AED/m² range, but the transaction volume is minimal, which may distort the average.
- The average price per square metre in the building over the last 12 months is around 11,876 AED/m².
4. Comparison with Al Barsha South Fifth (1-bedroom apartments)
Area benchmarks for the same period:
- In 2022, prices ranged from 9,600 to 10,900 AED/m².
- From 2023, a pronounced growth phase began: in H2 2023 the average price already exceeded 14,200–15,100 AED/m².
- Over the last 12 months, the average DLD price in the area was 15,747 AED/m² (for 1-bedroom apartments), which is higher than the average transaction level in the building.
Thus, current prices in ZaZEN ONE for 1-bedroom apartments are noticeably (by roughly 25%) below the average price in the area for the same period. This may reflect both the specifics of the building (new project, possible initial sales below market) and cyclical fluctuations in the transaction structure (for example, a higher share of re-sales).
5. Rental data
For ZaZEN ONE and the Jumeirah Village Triangle master project, there are no recorded rental contracts for 1-bedroom apartments in the open DLD data, so a building-level rental analysis is not possible. All rental analysis is therefore carried out at the Al Barsha South Fifth area level for residential apartments.
Average rental rate per m² dynamics:
- In 2022, the average rent in the area was 500–560 AED/m² per year.
- In 2023, a noticeable increase is observed: from 605 to 714 AED/m².
- In 2024, rates continue to grow: the average over recent quarters is about 730–880 AED/m².
- The area-wide average over the last 12 months is around 945 AED/m².
Important: At the 1-bedroom level, there is no confirmed rental data for Al Barsha South Fifth. The figures obtained are averages for all residential apartments in the area over the last 12 months (sample size — more than 16,000 contracts), which allows them to be treated as a representative lower-bound estimate for modern projects, but without direct breakdown by apartment type.
6. ROI and investment fair price range
Yield calculation:
- Gross ROI for residential apartments in Al Barsha South Fifth (based on sales and rentals over the last 12 months): about 6.0% per annum (944.91 / 15,747).
- Adjustment to net ROI taking into account typical transaction costs (7–8%): expected net ROI will be around 5.6–5.7% per annum.
Calculation of the “investment fair price” (benchmark for purchase targeting 7–8% ROI):
- At current average rental rates in the area, the price range that delivers 7–8% ROI is 11,810–13,490 AED/m².
- The current price level in the building (ZaZEN ONE) over the last 12 months falls within this range (average 11,876 AED/m²), meaning that for an investor targeting a 7–8% yield, the current market is close to a fair entry point.
- For reference: the current area market level (15,747 AED/m²) is above the “investment fair” range, so ROI on new transactions in the area generally does not exceed 6%.
7. Conclusions
ZaZEN ONE is a liquid new building in a mature area with stable demand and active transaction dynamics. The building is currently trading at a significant discount to the area on a price-per-square-metre basis for 1-bedroom apartments, which increases its appeal for a rational buyer or investor. However, the yield on a purchase in the building (relative to current market rents in the area) is estimated at around 6% gross, which is below the traditional investment benchmark (7–8%). To reach a 7–8% yield, the investor’s entry price should not exceed 13,000 AED/m² at current area rental rates, or one should expect further rental growth.
Reliable data on actual rents specifically in the building is not available, so all yield estimates are indicative and based on area-wide averages.
Area liquidity is high (tens of thousands of transactions and contracts in recent years). The main price drivers are growing demand in Al Barsha South Fifth and the general trend of rising rental rates in new residential complexes.
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