ROI analysis of apartment in Ra1n Residence: DLD data and real deals — 15.12.2025

1. Definition of the area and data structure

Actual location: According to the DLD database, the building Ra1n Residence is registered as “RA1N Residence” and belongs to the Al Barsha South Fourth area, master project Jumeirah Village Circle.

The DLD database contains a substantial number of transactions for residential apartments in this building (over 150 all-time), but there are no recorded rental contracts for 0-bedroom units (studios) (in fact, no rental data for this building at all). Accordingly, for rental and yield analysis we can only rely on data for the wider Jumeirah Village Circle — Al Barsha South Fourth area.

2. Number and dynamics of transactions in the building

In RA1N Residence, transactions have been recorded since 2023:
– 2023: 42 transactions
– 2024: 73 transactions
– 2025: 36 transactions (future data may be partially off-plan and should be interpreted with caution)

Transactions have been distributed relatively evenly across quarters, with a turnover peak in 2024.

3. Dynamics of average price per sq.m for the building and the area

For the building (all apartments):
– Average price per square meter in RA1N Residence over the last 12 months: around 14,000 AED/m² (based on 38 transactions).
– Quarterly range: from ~12,600 to ~14,270 AED/m².
– The dynamics are relatively smooth, with no significant drawdowns or abnormal spikes.

For comparison, for the area (Jumeirah Village Circle — Al Barsha South Fourth):
– Average price per m² over the last 12 months: ~14,850 AED/m² (more than 20,000 transactions).
– The area has been steadily growing since 2022 — the price per m² has increased from ~9,400 to the current 14,700–15,250 AED/m².
– The building is currently trading with a small discount to the area average (about 6%) — the market prices the building in line with the mid-range values for JVC.

4. Rentals — rates and dynamics

Over the last 12 months, the DLD database shows no rental contracts for apartments in RA1N Residence.
Across the entire Jumeirah Village Circle — Al Barsha South Fourth area:
– Average annual rent per m² over the last 12 months: about 1,016 AED/m² (26,512 new contracts — high liquidity).
– Rental dynamics: after the lows of 2020–2021 (~520–650 AED/m²), the area has been growing steadily; over the last 4 quarters the average rate has increased from ~850 to ~1,000 AED/m².

Thus, rental rate estimates for RA1N Residence can only be derived from the area benchmark.

5. ROI and investor benchmarks

– Indicative gross yield (ROI) for investors under current market conditions in Jumeirah Village Circle is:
– ROI_gross: ~7% per annum (1016 / 14,854), calculated strictly on DLD data.
– Taking into account acquisition costs (taxes, commissions, registration — ~7%), the expected net yield (ROI_net) decreases to ~6.5% per annum.
– For an investor targeting 7–8% per annum, the upper bound of the “fair price” (above which a purchase is no longer justified for passive-income purposes in this area) is 12,700–14,500 AED/m².
– RA1N Residence is trading within these ranges (or with a slight discount), forming a “normal” investment entry point for JVC.

6. Conclusions on liquidity and prospects

– Overall, apartment liquidity in Ra1n Residence is good: a substantial transaction volume in 2023–2024 and high activity across the area.
– The price deviation from the area average is minimal; the dynamics of RA1N Residence almost fully mirror the JVC trend — sideways movement or gradual growth.
– Rental yields are close to the JVC market benchmark; without rental deals in the building, ROI is given only at the area level, but it accurately reflects the situation for comparable new-build projects.
– The area is growing steadily; even if price growth slows, buy-to-let yields remain in the 6–7% range (after acquisition costs), which aligns with investor expectations for JVC over a 3–5 year horizon.

7. Limitations of the estimates

– All yield and rental estimates for RA1N Residence are provided only at the Jumeirah Village Circle — Al Barsha South Fourth area level, since no rental transactions have yet been recorded for the building itself.
– Once rental contracts appear in the building, the ROI range and “fair price” can be recalculated based on the actual performance of the asset.