ROI analysis of apartment in Levanto by Oro24: DLD data and real deals

1. Definition of the area and data structure

Actual location: According to DLD, the building Levanto by Oro24 (LEVANTO BY ORO24) is located in Al Barsha South Fourth, with Jumeirah Village Circle as the master project.

Structure of the input data:

Under the address LEVANTO BY ORO24, 227 studio (“0BR”) transactions have been registered in the DLD system over recent periods. For studios, a full comparison with the wider area and the master project has been carried out.
Rent: There is not a single valid rental contract for LEVANTO BY ORO24 in DLD_rent_contracts (neither under the building name nor the project). For rental level analysis and ROI calculations, we use data for the master project Jumeirah Village Circle and the area Al Barsha South Fourth.

2. Dynamics and liquidity: sales

Studio transactions in LEVANTO BY ORO24 started in 2023. At the peak, in Q1 2023, 196 studio deals were concluded; afterwards activity dropped sharply, with only isolated sales recorded in 2023–2024. For Al Barsha South Fourth the sample size is also large, and studio liquidity is confirmed by a stable flow of transactions.

The average price per square metre for studios in Levanto by Oro24 (the building) over the last 12 months is 15,785 AED/m². By comparison, the figure for Al Barsha South Fourth is higher at 17,266 AED/m².

Quarterly dynamics over the last 1.5 years:

At the start of sales in 2023, the average price in the building was 14,100–14,600 AED/m².
In 2024, the average level remained in the 14,000–14,600 AED/m² range, with minor volatility.
The most recent transactions (last 12 months) show an increase in the average off-plan price to 15,800 AED/m², but the level is still slightly below the area benchmark.

Comparison with the area (Al Barsha South Fourth):

The area’s average price has shown steady growth from 11,000–13,000 AED/m² in 2021–2022 to 15,300–17,300 AED/m² in 2024.
The building launched slightly below the area level, but the gap has now narrowed.

3. Rental dynamics and levels

Rental data for the building is unavailable: there is not a single valid studio rental contract for LEVANTO BY ORO24 in DLD.

Across Jumeirah Village Circle and Al Barsha South Fourth, around 30,000 (!) studio rental contracts have been recorded; this is one of the most liquid segments in Dubai’s new districts.

The average annual rental rate for studios per 1 m² over the last 12 months in these locations is 1,254 AED/m². The levels for the area and for the master project are almost identical.

Rental dynamics for the area:

In 2021–2022, the average studio rate held at 600–800 AED/m².
In 2023, rates increased to 900–970 AED/m².
In 2024 – around 1,030–1,150 AED/m² (based on the latest quarters).

4. ROI comparison and potential

Current range:

Average purchase price over the last 12 months for the building: 15,785 AED/m².
Area benchmark: 17,266 AED/m².
Average area rent: 1,254 AED/m²/year.

ROI calculation (gross, based on area rents from DLD):

ROI_brutto for the building = 1,254 / 15,785 = 8.0% per annum (rounded).
ROI_brutto for the area = 1,254 / 17,266 = 7.3% per annum.

Adjustment to net yield, taking into account all costs (DLD fees, broker, charges: ~7–8% of purchase price):

Indicatively: ROI_net for the building ≈ 7.4% p.a. / for the area ≈ 6.8% p.a.

Fair price range for an investor targeting 7–8% ROI:

Range of investment-fair prices per m² (based on area rents): from 15,675 to 17,914 AED/m².
The building is currently selling at the lower/mid boundary of this range, which makes it clearly attractive at these price levels (there is upside both for capital growth and income, with ROI above the area average).

5. Investor conclusions

Studio liquidity in Levanto by Oro24 is very high: the bulk of sales occurred in 2023 (the active launch phase), followed by isolated transactions, which is typical for a new popular off-plan project.
The current average price per m² in the building is roughly 8–10% below the area level for studios. This is a positive entry factor.
The current ROI arithmetic is as follows: 8.0% gross for the building, 7.3% for the area, which, after realistic cost adjustments, converts to 7.4% and 6.8% net respectively.
Strong rental and investment competition is expected in the coming years due to the substantial supply pipeline in JVC, but rental demand in the studio segment remains very resilient.
Against the backdrop of steady growth in both prices and rents, the area looks attractive for investors, especially when entering below the area benchmark.

6. Data missing from the database

There is not a single valid rental contract for the building itself in DLD (most likely the building is in the key handover phase or only just being commissioned). All yield and fair price calculations are based on area/master-project benchmarks.