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

1. Definition of the area and data structure

Actual location: according to DLD, Binghatti Aurora belongs to the Al Barsha South Fourth area and is part of the large master project Jumeirah Village Circle. The building name fully matches the DLD records, with no alternative naming options.

2. Transaction frequency, dynamics and price distribution

For one-bedroom apartments in Binghatti Aurora (type 1 b/r, residential units), 177 transactions have been registered. The highest activity is observed from Q4 2024 to Q1 2026, with consistently high transaction frequency as the building enters the market.

Quarterly dynamics of the average price per square metre (AED/m²) for 1BR in Binghatti Aurora:
– Q4 2024: 13,142 AED/m²
– Q1 2025: 13,030 AED/m²
– Q2 2025: 12,832 AED/m²
– Q3 2025: 19,015 AED/m² (peak, likely one-off deals for premium units)
– Q4 2025: 16,743 AED/m²
– Q1 2026: 15,032 AED/m²

Average price per m² in the building over the last 12 months: 15,151 AED/m².

For a comparable residential segment in Al Barsha South Fourth, the price per m² over the past 2 years was in the range of 12,000–13,500 AED/m², with growth in 2024–2025 to 15,000–15,700 AED/m². Over the last 12 months the average stands at 15,050 AED/m² (i.e. Binghatti Aurora is currently trading in line with the area, with only a small premium). The building is slightly above the district average, but there is no substantial premium.

3. Rental market: current level and dynamics

The analysis is done at the district level (Al Barsha South Fourth), as there are still no registered rental transactions for Binghatti Aurora or even for the entire Jumeirah Village Circle for one-bedroom apartments in DLD (most likely the building has just been handed over and rental activity has not yet started at scale).

Average annual rental rate in the district for residential apartments over the last 12 months: 1,039 AED/m².
Quarterly dynamics over the past three years shows a steady increase in rates:
– 2023: from 763 to 812 AED/m² per quarter;
– 2024: from 849 to 967 AED/m²;
– 2025: further growth to 1,057 AED/m² and in Q1 2026 — to 1,142 AED/m².

This reflects the overall market trend of rising rental rates in this area.

4. Yield and fair price range

Calculations based on data for the last 12 months:
– Average purchase price in the building: 15,151 AED/m².
– Average rent in the district: 1,039 AED/m²/year.
(No data for the building itself; the district is used as a benchmark.)

The rough gross yield (ROI) is: 1,039 / 15,151 = 6.8% gross, when comparing the building’s sale price with the district’s rental level.
Taking into account entry costs (7–8% on top of the purchase price), the actual net yield (ROI_net) will be around 6.3–6.4%.

For investors targeting a 7–8% annual yield, the fair price range per m² lies in the following interval:
– for 8%: 1,039 / 0.08 = 12,988 AED/m²
– for 7%: 1,039 / 0.07 = 14,843 AED/m²

The current transaction level (15,151 AED/m²) is slightly above the upper boundary of the fair investment range for a target yield of 7–8%. This means that to achieve a 7–8% annual return, an investor would need either some discount on the purchase price or a further substantial increase in rental rates.

5. Liquidity and investment outlook

Binghatti Aurora demonstrates good liquidity in terms of transaction volume, especially at the stage of entering the market. The Al Barsha South Fourth/Jumeirah Village Circle area has been steadily gaining weight in recent years in terms of both sales and rental demand, with confident growth in both capital values and rental rates. The dynamics indicate that the potential for moderate rental growth remains, but the gap between purchase price and target yield has narrowed against the backdrop of the overall increase in apartment prices.

Brief conclusion: Binghatti Aurora benefits from its location in a dynamically developing area. However, at current prices the yield for an investor is only approaching the “fair” level for Dubai (7–8% per year), and to actually achieve this yield one needs either catch-up growth in rents or a discount on the purchase price.