1. Definition of the area and data structure
Actual location: according to DLD, the building AURA by Grovy belongs to the Al Barsha South Fourth area, master project — Jumeirah Village Circle. This classification is confirmed by sale and purchase transactions in the DLD database. All further comparative analytics by area will be based precisely on these parameters.
2. Data structure and volume
For AURA by Grovy, the DLD database contains a sufficient number of transactions with 2-bedroom apartments (47 transactions), which allows for a full analysis of sales dynamics and comparison with the wider area and master project. In the rental contracts database, there are no recorded lease agreements specifically for 2-bedroom units either for the building itself, or for the Jumeirah Village Circle master project, or for the Al Barsha South Fourth area. For Al Barsha South Fourth as a whole, the number of valid rental agreements (without breakdown by unit type) is very large (121,513 contracts), but within this array there is no segmentation specifically for 2-bedroom apartments — this is important for the final conclusions on rental levels and potential yields.
3. Sales dynamics and transaction distribution
In 2023, 35 transactions with 2-bedroom apartments in AURA by Grovy were recorded; in 2024 — 3 transactions; in 2025 (apparently off-plan/registration shifts that do not reflect actually closed sales) — another 9 transactions. The main volume of sales fell in 2023, which indicates high initial liquidity, typical for new launches.
Quarterly dynamics from 2023 to 2024 show that the average price per square metre in the building’s transactions increased from approximately 11,400–12,100 AED/m² to a peak of 15,400 AED/m², but then (in the nearest quarters of 2025) declined to 10,000–14,300 AED/m². Over the last 12 months (from June 2023 to June 2024), the average price based on actual transactions stands at 12,440 AED/m² for the building (AURA by Grovy, 2BR). For comparison, across the Jumeirah Village Circle master project as a whole over the same period, the average price for a comparable pool of apartments is 12,969 AED/m² — i.e. the building’s price level is slightly below the area benchmark (around -4%).
In quarterly comparison with the area, it is evident that earlier (2023–first half of 2024) the price gap between AURA by Grovy and JVC periodically narrowed or even turned positive, but in recent quarters JVC has traditionally shown slightly higher average values for 2BR apartments (12,300–13,200 AED/m² and above).
4. Rental dynamics and levels
As of now, DLD has no confirmed rental contracts for 2-bedroom apartments either for AURA by Grovy itself, or for the Jumeirah Village Circle master project, or even for the Al Barsha South Fourth area. Any numerical or range-based estimates of rental levels and, consequently, yields based on DLD data are not possible in this case.
Even when considering the entire rental pool for the area (Al Barsha South Fourth — more than 120,000 contracts in total), there is no breakdown by unit type, and aggregated values across all rentals are not sufficiently relevant for an investor focusing on 2-bedroom apartments. It must be noted that a quantitative assessment of market rental levels for the building and master project (and ROI calculation) is impossible without valid contracts in DLD.
5. Comparison with area / master project benchmarks
The average price per m² based on actual transactions in the building over the last 12 months (2-bedroom units) is slightly below the average market benchmark for JVC (a difference of about 4%). Over the past 4 quarters there has been some growth and volatility both in the building and across JVC as a whole, without any significant overpricing or underpricing relative to the area (fluctuations within ±10%).
Rental rates — due to the lack of DLD data for the relevant segment, a verified assessment and comparison are not possible.
6. ROI and fair price: impossible to calculate
Since there are no actual data on annual rents over the last 12 months (or earlier periods) for this building and area for 2-bedroom apartments, a correct calculation of ROI (the ratio of rental income to current purchase price) is not possible.
Accordingly, it is also impossible to determine an “investment fair price range” based on a target yield of 7–8% per annum for a classic buy-to-let investor. Any such figures would be speculative without confirmation from benchmark rental contracts in DLD.
7. Liquidity and outlook
The building shows strong sales saturation at the market entry stage (a leader by number of closed 2BR transactions in 2023), which indicates strong initial demand, good buyer perception of the project and transparent registration of transactions in the DLD system. The absence of repeat transactions on the resale market or limited resales may be related to the recent completion of the project or specific developer restrictions.
The Jumeirah Village Circle area continues to demonstrate fairly stable price growth, increasing the average price per m² both for 2-bedroom apartments and across the broader secondary stock, which may indicate favourable investment prospects over a 3–5 year horizon. However, for an in-depth investment analysis of this particular building, additional open information on current (real, registered) market rental rates is required, which, according to DLD data, is not available.
8. Summary and recommendations
– A typical apartment in AURA by Grovy is currently selling slightly below the JVC area benchmark.
– Liquidity in terms of number of transactions is high at launch, but there is no resale activity in the registered 2024 data.
– There are no DLD records of actual rental rates for the building and the master project. ROI based on DLD cannot be assessed.
– To assess actual yields, a separate analysis using external (non-DLD) sources is required, or accumulation of a sufficient pool of rental contracts over the coming months/years.
– JVC remains one of the most dynamically developing and liquid locations in Dubai’s mid-market residential segment.
Related Articles
- How to sell an unit in Dubai in The Medalist – analysis 2026
- ROI analysis of apartment in HAMZA TOWER: DLD data and real deals
- ROI analysis of apartment in Belgravia Heights I: DLD data and real deals
- ROI analysis of apartment in Manam Prime: DLD data and real deals
- ROI analysis of apartment in SKYZ BY DANUBE: DLD data and real deals
