Unique Design · Spectacular 2 Bed · High - End Finishing

The listing is an off‑plan apartment with 2 bedrooms and 3 bathrooms, 1,122 sqft at AED 1.45 million (≈AED 1,292 per sqft). Internal benchmarks flag the price as roughly 17% under market, which translates into a strong gross yield of 6.9% versus the internal average. This makes the asset attractive on a cash‑flow basis, especially for investors seeking income in a growing sub‑market. Jumeirah Village Circle benefits from ongoing infrastructure upgrades and a steady inflow of mid‑range buyers, reflected in an internal location score of 71. However, the project’s off‑plan status, a long 612‑day market exposure, and limited information on the developer (Better Livings Real Estate) introduce construction‑delay and credit risk. The internal risk index of 37 suggests moderate overall risk, and the market’s oversupply of similar units in JVC adds a liquidity concern. Yield calculations are gross; after accounting for typical service charges, vacancy, and management fees (≈1.0–2.0 percentage points), the net yield is likely in the 5.0–5.9% range. Appreciation is expected to be modest, with a low‑case annual rise of 3%, an expected 5%, and a high‑case 7% as the development matures and the area’s amenities improve.

Anchor the offer around the 17% price‑per‑sqft discount versus the district median (≈AED 1,557/sqft). Emphasise the 612‑day market exposure as evidence of seller motivation, and request a price reduction to at least AED 1,100/sqft. Verify the unit’s registration and payment history against the DLD transaction register before finalising any commitment.

With no recent transaction data, confidence in short‑term direction is limited. The sub‑market is likely to track broader Dubai residential trends, suggesting a stable outlook over the next year unless macro‑economic conditions shift.