ROI analysis of apartment in The Haven Residences: DLD data and real deals

1. Definition of the area and data structure

Actual location: The Haven Residences belongs to the Al Barsha South Fourth area and the Jumeirah Village Circle (JVC) master project according to DLD (Dubai Land Department). The analysis focuses on 2-bedroom apartments (2BR).

2. Structure and volume of transactions

A total of 25 sale transactions with 2-bedroom apartments in The Haven Residences have been recorded for the entire observation period in DLD, which makes it possible to analyse price dynamics with quarterly breakdowns starting from 2021. Overall transaction activity is stable, but the sample size is not very large. This is typical for a single building, especially if it was handed over relatively recently or part of the sales went through other reporting channels.

Regarding rentals: no registered leases for The Haven Residences or for 2-bedroom apartments in JVC were found among DLD contracts. At the level of Jumeirah Village Circle as a whole, the rental sample is large enough to build reliable aggregates, but without breakdowns by buildings and layouts.

3. Price dynamics and distribution across sales

Dynamics of the average price per square metre (2BR, The Haven Residences):

– 2021: 9,463–11,606 AED/m².
– 2022: 9,223 AED/m² (Q1).
– 2024: 9,375–12,089 AED/m² (sporadic transactions were recorded, indicating phased registrations or rare resales).
– Over the last 12 months (single transaction): 16,205 AED/m².

For the JVC master project in the Al Barsha South Fourth area, average prices for 2-bedroom apartments:
– Growth from ~6,500–8,200 AED/m² in 2020–2021 to 10,500–12,350 AED/m² in H2 2023–2024.
– Over the last 12 months: 12,990 AED/m² (for JVC as a whole, 2BR).

Thus, The Haven Residences (16,205 AED/m²) is noticeably above the JVC average (around +24% difference based on the latest deals), especially if we focus on the most recent sharp increase.

4. Rental market analysis

DLD contracts show no rental transactions specifically in The Haven Residences, nor for 2BR apartments in JVC over the last 12 months. At the level of the entire master project, the average annual rental rate for all apartment types (without breakdown by size/bedrooms) over the last 12 months is 1,039 AED/m². This is an averaged indicator for all residential apartments in JVC, including both studios and larger formats.

Rental dynamics in JVC (on average across the entire apartment stock):
– From 2020 to 2023: gradual growth from 520–750 AED/m² to 800–1,000+ AED/m².
– 2024: rates reach 850–970 AED/m², and more recently (2025 based on forward-looking data, not included in this analysis) further growth is evident.

5. Comparative analysis, ROI and fair price range

Average market purchase price in The Haven Residences (actual transaction over the last 12 months): 16,205 AED/m².
Average price across JVC for comparable apartments: 12,990 AED/m².
Average rental rate per m² in JVC: 1,039 AED/m² (no specific data for The Haven Residences).

Brutto ROI in JVC for the 2BR format (based on prices over the last 12 months):
Brutto ROI = 1,039 / 12,990 ≈ 8.0% per annum.

For The Haven Residences, given the lack of rental data and the higher sale price (16,205 AED/m²), it is not possible to calculate ROI accurately, but a benchmark reference for an investor can be estimated:
Potential fair price range targeting a 7–8% yield (based on JVC):
– For 7%: 1,039 / 0.07 ≈ 14,843 AED/m².
– For 8%: 1,039 / 0.08 ≈ 12,988 AED/m².

In other words, the current transaction price in The Haven Residences is 9%–25% above the fair range for a 7–8% yield — the property is more likely to be attractive for end use or capital appreciation rather than a classic rental investment (unless one assumes an unusually high rental rate specifically for this building).

Taking into account transactional costs* (taxes, commissions, vacancy, property management, etc., on average 7–8% on top of the entry price), the net ROI in JVC approaches 7.4–7.5% per annum.

*The figures provided are not an individual or legally binding valuation, but an aggregated benchmark based on average actual transactions and DLD contracts.

6. Liquidity and outlook

There are relatively few transactions in The Haven Residences, which is typical for a single building in JVC. Demand for similar apartments in the master project is high: JVC records hundreds of 2BR sale transactions and a large number of rental contracts every quarter. The JVC area maintains stable demand and attractiveness for both leasing and resale, but for The Haven Residences the investor’s yield (ROI) will depend on the ability to rent out at a premium to the area average.

In the absence of confirmed DLD data on actual rents in The Haven Residences, any scenarios above 8% per annum require detailed verification through the market using independent conservative sources.