ROI analysis of apartment in AVANOS: DLD data and real deals

1. Definition of the area and data structure

Actual location: According to the open DLD database, the AVANOS building (the name fully matches the filter) is located in Al Barsha South Fourth, master project Jumeirah Village Circle. This will be the base area for benchmark comparison.

2. Data structure and availability

For AVANOS 2-bedroom apartments (2BR), the DLD database records 29 sale transactions. This is sufficient data to analyse the quality and dynamics of this market segment. For rentals, there are no DLD contracts for AVANOS and no contracts at all for 2-bedroom apartments at the Jumeirah Village Circle master-project level. Reliable rental data is only available at the Al Barsha South Fourth area level (121,513 contracts, a large and robust sample).

3. Sales market analysis and price dynamics

Dynamics of the average price per square metre in AVANOS (2BR, sale transactions only, apartments, filtered by actual unit size):

– Over the past 3 years, the average price per m² in AVANOS for 2-bedroom apartments has fluctuated in the range of 9,500–11,300 AED per m². Over the last 12 months, the average price in AVANOS was 10,137 AED per m².
– For comparison, across the entire Jumeirah Village Circle master project in Al Barsha South Fourth, the average price per square metre for 2-bedroom apartments over the last 12 months is higher: 13,064 AED per m². Growth in JVC has been particularly strong since 2023, and area benchmarks now consistently exceed 12,000 AED per m².
– We can conclude that transactions in AVANOS are closing 22–25% below the area average. This gap may be driven by the specifics of the building itself, finishing standards, stage of project realisation, market positioning, discounts, as well as a potentially later sales launch (the AVANOS market is catching up with the area in terms of dynamics).

4. Comparison with the area and liquidity

– In recent years, Jumeirah Village Circle (Al Barsha South Fourth) has shown very high volumes and stable transaction dynamics: for 2-bedroom apartments alone, hundreds of deals are recorded every quarter.
– AVANOS has entered the market relatively recently, with the main bulk of transactions falling in 2023–2025.
– In terms of liquidity and transaction activity, the area clearly ranks among Dubai’s top growth segments. For 2-bedroom apartments, AVANOS is priced below the area benchmark, but may be attractive as an entry-level price segment.

5. Rental market and yield analysis

– There are no direct rental contracts in DLD for the AVANOS building or for 2-bedroom apartments in Jumeirah Village Circle. This is typical for new projects at the primary sales stage.
– A reliable average rental benchmark can only be built at the Al Barsha South Fourth area level. Over the last 12 months, the average annual rent per square metre for residential apartments in the area was 1,050 AED/m².
– Rental dynamics in the area show confident quarter-on-quarter growth (almost a twofold increase over 3 years), reflecting strong demand and limited supply.

6. ROI and investment benchmark

– Gross ROI based on area rental rates (indicative, for the entire Al Barsha South Fourth area): 1,050 / 10,137 ≈ 10.4% (if we take the purchase price at AVANOS, which is below the area average), or 1,050 / 13,064 ≈ 8.0% (if buying at the average area price).
– For a proper investment analysis, ROI should be calculated using the actual price at which you can enter the deal: if the discount to the area is maintained, AVANOS can deliver above-average returns.
– Net ROI (taking into account typical transaction costs of 7–8%): the effective yield decreases to around 9.6% for AVANOS and 7.4% at the average area price.
– The “investment fair price range” to achieve a 7–8% ROI under current conditions: 1,050 / 0.08 = 13,125 AED/m² (upper bound), 1,050 / 0.07 = 15,000 AED/m² (lower bound). The current transaction price in AVANOS (~10,140 AED/m²) is significantly below these benchmarks, meaning the discount is substantial and leaves a solid yield buffer for the investor.
– Conclusion: at its current development phase, AVANOS can offer investors returns even above the area average (provided actual building rents do not end up significantly below area levels). However, to accurately assess individual units, it is necessary to monitor future rental listings and achieved rents.

7. Conclusion on investment prospects

– In the 2-bedroom segment, AVANOS offers a rare opportunity to enter with a noticeable discount to JVC while maintaining comparable product characteristics.
– Al Barsha South Fourth/JVC remains one of the most liquid mass-market areas in Dubai: demand is high, dynamics are positive, and quarterly and annual volatility is moderate.
– AVANOS has price growth potential: the current price gap with the area may narrow over time as units enter the secondary sales and rental markets.
– The gross yield level, compared with the area median, approaches 10% per annum (before transaction costs), which is significantly above traditional benchmarks for classic residential real estate in Dubai.
– If you target a 7–8% annual yield, purchasing at current AVANOS transaction levels will remain in the “safety zone” even with some rental rate softening or additional price growth.
– Key risk: uncertainty around the future actual rental income specifically for AVANOS; however, given the stability of the area benchmark, the chances of an abnormally sharp drop in rental rates are minimal.