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1. Definition of the area and data structure
Actual location: According to the DLD database, the ZaZEN ONE building is unequivocally classified as being in Al Barsha South Fifth, master community Jumeirah Village Triangle. All analytical comparisons “building vs. area” and “building vs. master community” are carried out in line with this official DLD data.
2. Transaction volume and structure, liquidity
For 1-bedroom apartments in ZaZEN ONE, 22 sales have been recorded, which is sufficient for a basic analysis, but the internal market of the building cannot be described as highly liquid. The main spike in transactions falls at the beginning of 2022, after which the pace slowed to 1–2 deals per quarter or even less. In Al Barsha South Fifth, a stable transaction volume is also observed, especially from late 2021 onwards.
3. Price dynamics over 3–5 years
Average price per square metre in ZaZEN ONE (1-bedroom):
– In Q1 2022 — around AED 10,282/m².
– By Q4 2023 — a sharp increase to ~AED 13,918/m².
– In Q4 2024 a local peak was recorded — up to AED 14,846/m², followed by a decline and fluctuations in 2025 (data for future quarters may be of limited use for analysing the current market).
Across Al Barsha South Fifth for comparable 1-bedroom units, growth has been even more pronounced. While in 2022 the average price per m² fluctuated between AED 9,600 and 10,700, by 2024–2025 area prices were reaching AED 14,000–16,000/m² and above.
Comparing the dynamics: until mid-2023 ZaZEN ONE was lagging behind the area’s average market level, but in 2023–2024 the gap closed. Over the last 12 months (summer 2023 — summer 2024) the average transaction price for 1-bedrooms in the building was AED 11,876/m², while across the area as a whole it was significantly higher at AED 15,744/m².
4. Rental data analysis
For ZaZEN ONE specifically, no DLD rental contracts for 1-bedroom apartments have been found over the past several years. Expanding the sample to the Jumeirah Village Triangle master community also produced no results.
Meaningful volumes of rental contracts are recorded only at the Al Barsha South Fifth area level — across all types of residential apartments (more than 16,000 contracts in total). Area-wide rental data per m² (annual values) from 2020 to 2024 show steady growth: from around AED 450–500/m² in 2020–2021 to AED 840–880/m² in Q3–Q4 2024. Over the last 12 months the average rental rate in the area is AED 945/m²/year (only valid annual values were considered; a filter for abnormally small sizes/rates was applied).
5. Yield (ROI) assessment and fair price
There is not enough data to correctly calculate yield for ZaZEN ONE — DLD shows no recent rental transactions for 1-bedroom units in this building or in the master community. At the area level, the average yield (calculated brutto ROI — excluding expenses) is:
ROI_brutto_area = average rent / average sale price per m² = 945 / 15,744 ≈ 6.0% per annum at the area level.
If units in ZaZEN ONE could be rented at the area’s average market rate, the ROI on the building’s transaction price (AED 11,876/m²) would look better — around 8%. However, according to DLD there are no actual rental deals recorded for the building or for 1-bedroom units in the master community, so applying area-wide figures directly to the building would be incorrect.
Taking into account transactional costs (around 7–8% of the purchase price), the actual yield for an investor will be 7–8% lower: ROI_net_area ~5.5–5.6% per annum.
It is impossible to estimate an “investment fair price” for a 7–8% ROI level without relying on multiple real rental contracts in the building itself or at least in the master community. Theoretically, for the area, a fair price range for a 7–8% rental yield would be AED 11,813–13,500/m². The latest sale prices in ZaZEN ONE are closer to the lower bound of this range, while area-wide transactions are happening higher (around AED 15,700 and above), which makes the building relatively more attractive in terms of potential yield, assuming rentals are achievable at the area’s average rate.
6. Summary conclusions
— ZaZEN ONE is located in Al Barsha South Fifth, an area that has seen consistently rising prices and rental rates in recent years.
— Within the building, transaction volume is limited, sales are infrequent, and rentals are almost absent in DLD records — likely due to positioning specifics or restrictions on leasing.
— Based on recent deals, the building is 25–30% cheaper than the area’s average market level, which potentially increases expected yield for an investor, provided a quick entry into the rental market — but there is no DLD rental evidence confirming this possibility for the building.
— ROI calculations for the building are not feasible due to the lack of verifiable DLD rental transactions; at the area level, the average gross yield (6%) over the last 12 months falls short of the classic “investment” benchmark of 7–8% and would require either a lower purchase price or a substantial increase in rents.
— For an investor, acquiring a unit in ZaZEN ONE looks reasonable if they are prepared for low liquidity on entry/exit and are willing to assume that leasing will be possible at the area’s average market rate.
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