ROI analysis of apartment in Binghatti Aurora: DLD data and real deals

1. Area definition and data structure

Actual location: Binghatti Aurora is located in Al Barsha South Fourth, within the Jumeirah Village Circle master project. For this building there are 177 recorded sales transactions for 1-bedroom apartments (1BR), which allows for detailed quantitative analysis at the building level. For rentals, no valid contracts were found in the DLD database either for the building or for the master project — all rental data is therefore provided at the Al Barsha South Fourth area level.

2. Sales dynamics and frequency

Transaction activity in Binghatti Aurora (1BR) started in 2024, with the main peak in 2025, and activity also recorded in Q1 2026 (14 deals). Over the last 12 months, more than 50 transactions for 1-bedroom units were completed in the building, confirming strong investor interest and good liquidity.

Average price per m² for 1-bedroom apartments in Binghatti Aurora by quarter (AED/m²):

– 2024, Q4: 13,142
– 2025, Q1: 13,030
– 2025, Q2: 12,832
– 2025, Q3: 19,015 (significant spike)
– 2025, Q4: 16,743
– 2026, Q1: 15,032

Over the last 12 months, the average price per m² in the building was 15,158 AED. For comparison, in Al Barsha South Fourth the average price per m² over the same period was 15,107 AED. Thus, Binghatti Aurora is trading roughly at the area average, and quarterly fluctuations generally follow the wider area trend.

The average price dynamics in the area over the past 3–5 years show a consistent increase (from 8,000–9,000 in 2020–2022 to 15,000+ in 2025–2026), confirming the ongoing positive market momentum.

3. Rentals: rates and dynamics

For Binghatti Aurora and the Jumeirah Village Circle master project there are no valid DLD data on rental contracts for 1-bedroom apartments over the last 12 months — this is typical for new buildings and off-plan projects, when large-scale leasing has either not yet started or has not been formally registered through DLD.

In Al Barsha South Fourth, a significant number of valid rental contracts have been recorded (over 120,000 historically), which makes it possible to use average rental rates at the area level (for 1-bedroom units within such a large sample, the difference versus a specific building/master project usually does not exceed 10–15%).

The average annual rental rate per m² in the area (last 12 months) is 1,043 AED/m². Three-year dynamics: growth from 850–970 (2023–2024) to 1,040+ (2025–Q1 2026), which confirms sustained rental demand. From 2021 to 2026, rental rates in the area have roughly doubled, with growth continuing in recent quarters.

4. Yield comparison and “investment fairness”

Average gross ROI in the area is 6.9% per annum, based on the average price per m² (15,107) and average rent per m² (1,043). This benchmark is applicable to Binghatti Aurora, as the building’s average price per m² is in line with the area (15,158 versus 15,107).

Taking into account standard entry transaction costs of 7–8% (DLD, brokerage, registration, vacancy), net yield (ROI net) will be lower — approximately 6.4–6.5% per annum.

Range of “investment fair value” at a target yield of 7–8% per annum for the area:
– Based on the current average rent (1,043 AED/m²), the indicative price for 8% is ~13,040 AED/m², and for 7% ~14,900 AED/m².
– The current market price (15,100–15,150) is at the upper boundary of the 7% range and slightly above the fair level for 8%.

There is competition and a natural tendency among buyers to seek a discount when purchasing strictly for benchmark yield. However, both prices and rental rates continue to grow, which supports and balances the current price level.

5. Conclusions on liquidity and outlook

Binghatti Aurora 1BR units (as well as the wider Al Barsha South Fourth area and the Jumeirah Village Circle master project) can be classified as highly liquid assets, with a high frequency of transactions in new stock, positive market dynamics and solid demand support. Price and rental trends in the area are stable; there are no exponential spikes or drops, and growth is smooth and consistent.

For an investor, 1-bedroom apartments in this building currently deliver a gross yield of 6.9%, or around 6.4% after standard costs. To reach a 7–8% yield, a modest discount versus the current area average is required (around 2–10%, depending on targets). At the same time, the premium for new stock and conservative pricing in current transactions support existing price levels.

Potential risks are more related to a possible slowdown in rental growth rather than a decline in liquidity — transaction volumes and a stable upward trend for the area and master project are confirmed by DLD data over the past 3–5 years.