DEAL BREAKDOWN
OVERVIEW OF THE DEAL
This is a high-conviction, off-market portfolio opportunity involving a limited release of Studio units across three prime Binghatti developments in Jumeirah Village Circle (JVC).
Originally, five projects were included in this allocation; however, two have already sold out due to the aggressive pricing structure. We have secured explicit approval from the developer to offer the remaining inventory at a flat "bulk-discounted" price of AED 600,000 per unit, provided they are purchased in pairs.
This creates a significant pricing inefficiency. Typically, these units are priced between AED 730,000 and AED 910,000 based on the current developer inventory list. By accessing this deal, private investors are effectively stepping into an institutional-level entry point, securing immediate embedded equity from day one.
WHY THIS DEAL STANDS OUT
The "Flat-Price" model is the primary driver of value here. Because the offer applies to any two available units, the earliest investors can cherry-pick the most expensive inventory—units on higher floors, with better views, or larger floor plans—without paying the typical premium.
Deep Discount: 20% to 35% below current developer list prices.
Inventory Arbitrage: Whether the unit's original prices were AED 710k or AED 910k, your acquisition cost remains AED 600k.
PRICING & MARKET POSITIONING
Special Entry Price: AED 600,000 (When buying 2 units)
Asset Type: Premium Residential Studios
Developer: Binghatti Developers
Locations: Selection of 3 Signature Projects in JVC
Developer OP: AED 710,000 – AED 910,000+
PRIMARY MARKET COMPARISON: JVC STUDIO DEVELOPER LANDSCAPE
This table compares the Special Binghatti Investor Deal against the standard primary market (off-plan) pricing for recent launches in Jumeirah Village Circle (JVC).
While most premium developers have pushed studio prices toward the AED 800k+ mark and average square foot rates above AED 1,800, this deal provides an institutional-grade entry point that significantly undercuts the current market average.
Project | Grade | Developer | Location | Avg. Studio Price | Avg. Price Per Sq. Ft. |
Q Gardens Aliya | A | AYS Developers | JVC | AED 800,000 | AED 1,900 |
Hillmont Residences | A+ | Ellington | JVC | AED 730,800 | AED 1,820 |
One Park Square | A | Iman | JVC | AED 725,000 | AED 1,710 |
Binghatti Dawn/Dusk | A | Binghatti | JVC | AED 750,000 | AED 1,875 |
Ozone 1 | A | Object 1 | JVC | AED 644,000 | AED 1,610 |
Binghatti Phoenix | A | Binghatti | JVC | AED 700,000 | AED 1,750 |
Binghatti Apex | A | Binghatti | JVC | AED 869,999 | AED 2,175 |
Standard JVC Inventory | B+ | Various | JVC | AED 734,000 | AED 1,835 |
Binghatti (Special Deal) | A | Binghatti | JVC | AED 600,000 | AED 1,500* |
PRICING ADVANTAGE & RENTAL YIELD OUTLOOK
The pricing differential on this opportunity is material and immediately quantifiable.
Developer's Full Cash Price (Avg): AED 734,000
Our Special Off-Market Entry Price: AED 600,000
Immediate Equity Gain: AED 134,000+ per unit
Rental Performance: The rental market in JVC is exceptionally robust. Based on current market data, the absolute minimum comparable rent for an older, basic Binghatti studio unit is AED 50,000. For a brand-new Binghatti unit, market listings are already exceeding AED 60,000 to AED 65,000.
View Live Market Comps on PropertyFinder
ABOUT JUMEIRAH VILLAGE CIRCLE (JVC)
As of early 2026, JVC remains one of Dubai’s highest-volume residential districts. The following data reflects the current market landscape for the community.
1. Market Activity & Transactions
Top-Ranking Volume: JVC was the most active community in Dubai in 2025, recording 17,915 total transactions.
Segment Dominance: The market is heavily weighted toward apartments, which accounted for 17,544 of those deals, with an average sales price of AED 1.05M.
Average Pricing: Current primary market rates average approximately AED 1,462 per sq. ft. for new apartment stock.
2. Rental Performance & Yields
Yield Benchmarks: JVC consistently delivers gross yields between 7.3% and 8.5%, significantly higher than the 5–6% found in prime districts like Downtown or Dubai Marina.
Occupancy: The district maintains a stable occupancy rate of approximately 94%, largely due to its mid-market price point which attracts a broad demographic of young professionals and small families.
Rental Growth: Year-on-year rental growth for JVC reached 27% through late 2025, with average studio rents now stabilizing around the AED 50,000 mark for older units and AED 60,000+ for new, high-spec buildings.
3. Infrastructure & Supply Pipeline
New Supply: JVC has the largest pipeline in Dubai, with approximately 16,852 units scheduled for completion between 2025 and 2027. This high volume of upcoming inventory is expected to stabilize rental prices and increase competition between landlords.
Road Connectivity: Recent RTA expansions have added new entry and exit points to Al Khail Road and Hessa Street, addressing historical traffic congestion issues within the community.
Transit Proximity: While not directly on the Red Line, JVC benefits from the ongoing Dubai Metro Blue Line expansion (30% completion expected by end of 2026), which will improve general transit connectivity for the eastern side of the city.
4. Risk Factors
Quality Variance: There is a significant disparity in build quality across the 100+ developers active in the circle.
Oversupply Risk: The concentration of new handovers in 2026–2027 may lead to temporary downward pressure on rents and higher tenant churn as residents migrate to newer buildings.
NEXT STEPS: HOW TO SECURE UNITS
This is a highly time-sensitive offer. Because the price is fixed across all units, the "best" units (highest value) are always the first to be locked.
Review Floorplans and Project Factsheets: Download below from the Project Downloads section below.
Selection & Zoom Call: We recommend a brief Zoom or phone call today. We will review the live availability and identify the units with the highest original list prices to maximize your instant equity.
Custom Offer: Once you select your two units, I will secure a special custom offer directly from Binghatti to lock in the AED 600k pricing.
Connect with me now to receive the brochures and the current availability list.
FINANCIAL PROJECTIONS
The following projections are based on current market data for Jumeirah Village Circle (JVC) and the specific "2-unit portfolio" pricing agreed upon with the developer.
To provide a realistic outlook, we have modeled these numbers using a conservative baseline. While the developer's full inventory prices range up to AED 910,000, our calculations below utilize a median original price of AED 734,000 to demonstrate the minimum expected value gain.
RENTAL YIELD PROJECTION
Rental Projection (2 units) | |
Comparable Annual Rent (Today) | AED120,000 |
Comparable Net Rental Yield | 8.7% |
Projected Annual Rent (Handover) | AED130,000 |
Projected Annual Rent Yield | 9.9% |
With a net yield of 8% or higher, this deal outperforms the majority of off-plan and secondary market ready-units currently available in JVC. By securing the units at AED 600k, you are insulated against market fluctuations while maintaining a high yield on cost.
TOTAL RETURN ON INVESTMENT (ROI) (5-YEAR HOLDING PERIOD)
5-Year ROI Projection | |
Equity Invested | AED1,250,250 |
Projected Resale Value | AED1,504,252 |
Return on Equity | AED254,002 |
Rental Income | AED585,000 |
5-Year ROI | AED1,873,581 |
ROI % | 149.9% |
IRR | 30.0% |
The 5-year outlook highlights the "Double-Compounding" effect of this deal: you benefit from a 22% instant equity gain on Day 1, followed by 5 years of compounding capital growth and high-margin rental income.
INVESTMENT ASSUMPTIONS
The financial projections for this portfolio are based on a purchase price of AED 600,000 per unit, set against a baseline market value of AED 734,000 (representing the median developer inventory price). To maintain a conservative outlook, we have modeled an annual capital appreciation of 5%, despite JVC historically performing in the 7–10% range. Rental income is projected at a baseline of AED 60,000 per annum, which reflects the current market listings for older, secondary market Binghatti units of the same size in JVC. Furthermore, all net yield calculations are shown inclusive of aquisition and ongoing costs, having already deducted the 4% DLD fee, developer admin fees, and annual service charges (calculated at AED 13 per sq. ft.).
