Skip to content
1. Definition of the area and data structure
Actual location: according to DLD, the building ELANO BY ORO24 belongs to the Al Barshaa South Third area and is part of the Arjan master project. The queries used the actual building name from DLD (“ELANO BY ORO24”), which guarantees correct data sampling and comparison only across reliable areas and market segments.
Confirmed by the DLD database:
– A total of 345 transactions were found for ELANO BY ORO24.
– For 1-bedroom apartments (1BR) in this building, 84 transactions were confirmed in 2023 and 1 transaction in 2024.
2. Sales dynamics and structure
Transaction frequency
The entire flow of 1BR transactions in this building fell in 2023; there are almost no resales in 2024, which is typical for new developments at an early stage of handover.
Average price per m² dynamics (1BR, ELANO BY ORO24):
– Q2 2023: ~14,351 AED/m²
– Q3 2023: ~14,247 AED/m²
– Q2 2024: ~16,646 AED/m²
Average price per m² dynamics (1BR, Al Barshaa South Third area):
– Over the past 4 years there has been a steady increase in 1BR prices: from ~9,000–12,000 AED/m² in 2020–2022 to 13,425 AED/m² in Q2 2024.
– The area’s market is supported by mass demand and strong quarterly transaction volumes.
Average transaction price per m² over the last 12 months:
– In the building itself (1BR): there were no valid transactions over the last 12 months suitable for this calculation.
– In the area (1BR): the current level is ~13,716 AED/m² (DLD sample, 12 months).
3. Rental market analysis
According to DLD data for the last 12 months:
– For ELANO BY ORO24 there is not a single confirmed rental contract for 1BR (which is expected for new projects: part of the units has not yet been handed over).
– For the Arjan master project there are also no confirmed 1BR rentals.
– At the Al Barshaa South Third area level, the volume of apartment rental contracts is huge (more than 52,000 contracts in total), which confirms excellent liquidity and stable demand.
Average rent per m² dynamics in Al Barshaa South Third:
– 2020: ~550–700 AED/m²/year
– 2022: ~570–660 AED/m²/year
– 2023: ~690–760 AED/m²/year
– Over the last year: the market has moved above 800+ AED/m²/year, with an average peak of 918.9 AED/m²/year over the last 12 months.
There are no rental rate data for the building and the master project (the database is poorly populated for new developments), so rental price and yield are calculated only at the area level.
4. Current yield level (ROI), “fair price range”
Gross yield in the area (1-bedroom apartments, “price/rent” calculation based on DLD data):
– Average purchase price per m² (area, 12 months): ~13,716 AED/m²
– Average annual rent per m² (area, 12 months): ~919 AED/m²
– Area gross ROI: about 6.7% per annum
Adjustment to net yield (accounting for entry costs — ~7–8%):
Net ROI is approximately 6.2–6.3% per annum.
“Fair” price range targeting 7–8% per annum:
– For a 7% target: the fair price range for an investor will be 11,488 AED/m² and below.
– For 8%: the range is 11,488–13,128 AED/m².
– The actual current market is 5–20% above this “investment fair” zone: to reach the target yield, either rents must grow or a discount to the current asking price is required.
5. Liquidity, risks, outlook
Liquidity in Al Barshaa South Third and Arjan is very high for both sales and rentals; transaction volumes are supported by real demand for affordable housing in new complexes.
The sharp price growth since 2022 makes potential yield more sensitive to the entry point: when buying at the top of the cycle, achieving 7–8% ROI is only possible with a rapid increase in rental rates.
Over a 3–5 year horizon, the area remains promising for rental strategies; however, to maximise yield it is critical to buy at a price significantly below the market average or during a correction phase.
6. Conclusions
– For ELANO BY ORO24 itself, yield calculation is not possible due to the absence of confirmed rentals in DLD (a typical situation for new towers).
– For ROI calculations and price expectations, the benchmark should be Al Barshaa South Third.
– The current entry point (based on the average transaction price of 13,716 AED/m²) provides a gross yield below the “investor target” of 7–8%. A fair price, if the investor aims for 7–8% per annum, should be in the range of 11,500–13,100 AED/m².
– Those who buy with a discount win: only at or below the market average is it possible to reach the desired ROI.
Related Articles
- ROI analysis of apartment in Seascape Building 4: DLD data and real deals
- How to buy an apartment in Dubai in The Edge Tower A – analysis 2025
- ROI analysis of apartment in Address The Bay: DLD data and real deals
- ROI analysis of apartment in Royale Residence 1: DLD data and real deals
- ROI analysis of apartment in Address The Bay: DLD data and real deals
