ROI analysis of apartment in Ozone1 Residence: DLD data and real deals — 09.12.2025

1. Definition of the area and data structure

Actual location: according to DLD, the Ozone 1 Residence project is located within the Al Barsha South Fourth district, inside the Jumeirah Village Circle (JVC) master project.
The DLD database shows 121 transactions for 1-bedroom apartments (1BR) in this building, which allows us to analyse not only the wider area but the specific asset itself. For rentals in this building and its immediate area for this particular unit type (1BR), there are no valid registered contracts in the DLD database, so the subsequent rental analysis is based on Jumeirah Village Circle as a whole for the residential apartment segment.

2. Liquidity and transaction frequency

Over the past 1.5 years there has been very strong sales activity for 1-bedroom apartments in Ozone 1 Residence:
– 2024: 95 transactions for 1BR units were recorded; the main volume (74 deals) fell in Q2.
– From mid‑2024 to the present (only completed quarters are taken into account): stable absorption of 8–15 deals per quarter has been maintained, indicating solid demand and liquidity for the asset, typical for new projects entering the market. In 2025, transactions are also actively continuing.

3. Dynamics of the average price per square metre

For the building (Ozone 1 Residence, 1BR):
– In Q2 2024 the average price per m² was about AED 9,580/m² (typical for launch prices in new JVC projects).
– By Q3–Q4 2024 and further into 2025, growth was recorded: over the last four quarters the average price fluctuated in the range of AED 13,770–15,090/m², and over the last 12 months the average level was AED 14,040/m².

For the district and master project (Jumeirah Village Circle, Al Barsha South Fourth, 1BR):
– At district level, the price trend is similar, but growth has been slightly smoother: in Q2 2024 — AED 12,920/m², and by early 2025 — AED 13,930–15,220/m².
– On average over the last 12 months, the district shows a comparable figure — AED 14,450/m².

Conclusion: prices in Ozone 1 Residence are now almost on par with other modern 1BR residential projects in JVC.

4. Rental analysis and dynamics

According to DLD, there are no valid long‑term rental contracts registered for 1BR apartments in Ozone 1 Residence and its immediate surroundings. However, across Jumeirah Village Circle more than 117,000 residential rental contracts have been registered, which makes it possible to calculate average market benchmarks for the location. Across the entire JVC master project (for all residential apartments), the average rent over the last 12 months has been about AED 1,016/m² per year.

Rental dynamics in JVC (all residential apartments):
– In Q2 2024: AED 867/m².
– By Q4 2024 and up to current 2025 levels: the average annual rent has risen significantly to AED 1,036/m².
– Over the past three years, the residential rental market in JVC has shown a twofold increase in rates (from 570–680 to ~1,000 AED/m²).

5. Comparison of prices and rents, assessment of yield (ROI) and fair value

The current average purchase price per sq.m for 1-bedroom apartments in Ozone 1 Residence over the last 12 months is AED 14,040.
The average market price for comparable apartments in JVC is AED 14,450 (a difference of less than 3%).

The average annual rental rate for apartments in JVC is AED 1,016/m².

ROI and conclusions:
– The gross yield on investment in this building at current price and rent levels is as follows:
ROI_brutto for the building — cannot be reliably estimated (no rental data for the building itself);
ROI_brutto for JVC (as a benchmark) — around 7.0%.
– Adjusted yield after accounting for mandatory initial costs (about 7–8% of entry price) results in an ROI_net of roughly 6.5–6.7%.

The fair price range for an investor targeting a 7–8% annual yield based on JVC market rents is AED 12,700–14,500/m². Actual prices in Ozone 1 Residence and in the district are currently within this “investment corridor”, without the need for a significant discount to achieve a 7–8% ROI.

6. Investor outlook

Ozone 1 Residence shows very high liquidity at the market entry stage and rapid price growth, in line with other new JVC projects. With the current gross yield at around 7% per annum, combined with a large share of off‑plan sales and a steadily growing rental market in JVC, the project appears well balanced for income‑focused investment over a 3–5 year horizon.
It should be noted: the absence of actual rental data for this specific building does not yet allow for more detailed calculations of asset‑level returns or precise rental forecasts — all rates and ROI figures are based on averaged data for JVC, which is one of the most thoroughly researched mid‑market areas in Dubai.