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1. Definition of the area and data structure
Actual location: AURA by Grovy (full name match with DLD) belongs to the Al Barsha South Fourth area and the Jumeirah Village Circle master project. All further comparisons will be made with this area and this master project.
2. Transaction volume and frequency
A total of 178 sales have been recorded for the building in DLD, including 29 studios (0BR), which makes the studio sample in this building representative for analysis. Studio transactions took place from 2023 to 2025, with the main activity in 2023 (19 deals) and a rise in sales in 2025 (8 deals already recorded).
3. Price dynamics and price level per m²
Over the past 12 months, the average price per square metre of a studio in the building was 17,322 AED (8 deals), while in Al Barsha South Fourth it was 17,542 AED (more than 6,400 studio transactions). This is an almost identical level, indicating no price premium or discount for the building relative to the area (difference less than 1.3%).
Quarterly price dynamics for studios in the building over the last two years:
– The average price increased from 13,100–14,300 AED per m² in mid‑2023 to a peak of 22,700 AED per m² in Q3 2025, followed by a pullback to 15,100 AED per m² in Q4 2025.
– In the area, the trend is similar but smoother: from 13,100–14,300 AED per m² at the beginning of 2023 to a more stable 17,700–18,100 AED per m² in 2025.
4. Rental market dynamics and levels
According to DLD lease contracts over the past 12 months, the average annual rental rate for a studio in AURA by Grovy is 1,540 AED per m² (11 contracts), while for the area it is 1,266 AED per m² (more than 7,500 contracts). The building is significantly above the market rental level (by 21.7%), which indicates strong demand and tenants’ willingness to pay a premium for a new, attractive product.
Quarterly rental dynamics for the building:
– In Q3 2025 the rate was 1,430 AED per m²,
– in Q4 it was 1,733 AED per m².
In the area, the average studio rental rate increased from 960 AED per m² in 2023 to 1,270 AED per m² in Q1 2026.
5. Comparison of the building and the area, liquidity, demand
The aggregate transaction volume for both the building and the area is solid, and liquidity is high. AURA by Grovy shows a stable flow of sales and a high density of lease contracts.
The building stands out clearly against the area in terms of market rental level, which boosts investor interest, while the purchase price of a studio is in line with the area’s average market level.
6. ROI and fair price for an investor
The calculated ROI_brutto for studios in the building is 8.9% (1,540 / 17,322), and for the area it is 7.2% (1,266 / 17,542). Adjusted net yield, taking into account all initial acquisition costs (approx. 7–8% of the purchase price), gives an ROI_net for the building of around 8.3%. For the area it is 6.7%.
For an investor targeting a 7–8% annual yield, the “fair investment range” of price per m² for this type of property is: 1,540 / 0.08 = 19,250 AED/m² (for 8%), 1,540 / 0.07 = 22,000 AED/m² (for 7%). The actual market price for the building (17,322 AED/m²) is below the lower bound of this range — this implies a potential investment upside for new buyers (assuming the rental level remains sustainable).
7. 3–5 year outlook
The area and the building in particular demonstrate stable tenant demand, high liquidity in the studio sales market, and yields above the area average. Given the rental premium and the absence of overpayment in the purchase price, studios in AURA by Grovy look attractive for an investor with a 3–5 year horizon, provided the current rental demand environment is maintained.
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