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1. Definition of the area and data structure
Actual location: In the DLD database, RA1N Residence is assigned to the Al Barsha South Fourth area and the Jumeirah Village Circle master project. The analysis is carried out for the 1-bedroom (1BR) section at the building level; if there is insufficient data for some metrics, the area level is used.
2. Volume and structure of transactions, liquidity
According to sales data, 107 transactions have been registered for 1-bedroom apartments in RA1N Residence. The main surge in activity falls in Q4 2023 and throughout 2024, which corresponds to the active sales phase of the project. Numerous transactions have taken place in the building over the past 12 months, indicating high market liquidity.
3. Price dynamics per square metre (building and area)
Average price per square metre in Ra1n Residence (1BR):
– In Q3–Q4 2023: 13,800–13,900 AED/m².
– During 2024: steady growth from 14,200 to 14,400 AED/m².
– In 2025 (based on available statistics): 14,600–14,800 AED/m².
Across the entire Al Barsha South Fourth area for 1-bedroom apartments:
– In 2020–2021: range of 7,000–9,000 AED/m².
– In 2022: 8,800–9,500 AED/m².
– 2023: growth to ~12,300 AED/m² by year-end.
– 2024: further growth to 12,800–12,900 AED/m².
Average transaction price over the last 12 months:
– For RA1N Residence 1BR: 14,707 AED/m².
– For Al Barsha South Fourth 1BR: 14,292 AED/m².
Thus, RA1N Residence trades at a small premium to the area — a difference of ~3%, which is consistent with the building’s class and its recent delivery.
4. Rental rate dynamics and distribution
According to the DLD database, there are no registered rental contracts for 1-bedroom apartments in this building and master project (Jumeirah Village Circle) — the asset is new and is likely not yet handed over / tenants are not entering the market via official channels (DLD/Ejari).
To estimate yield and market rental rates, we use averaged data for Al Barsha South Fourth (all apartment types — as filtering by 1BR does not produce a sufficient sample):
– Average annual rental rate per m² in the area over the last 12 months: 1,025 AED/m².
– Quarterly dynamics in 2023–2024 show a steady increase in rental rates: from 810 AED/m² at the end of 2023 to 900–970 AED/m² based on estimates for Q2–Q4 2024.
At the same time, the rental market in the area is highly liquid — more than 119,000 rental contracts have been recorded over several years (although a significant share of this volume may be studios and other layouts).
5. ROI calculation and fair price range
– Average purchase price over the last 12 months in the building: 14,707 AED/m².
– Average rent in the area: 1,025 AED/m²/year (across all formats; actual values for 1BR units may be slightly higher).
– Gross yield in the area: ~7.0% per annum.
– Taking into account initial costs (7–8%): net yield ~6.5% per annum.
Fair “investment” price range per m² for a target yield of 7–8% based on actual rents:
– 1,025 AED / 0.08 = 12,812 AED/m² (8% yield)
– 1,025 AED / 0.07 = 14,643 AED/m² (7% yield)
The current average transaction price (14,707 AED/m²) sits exactly at the upper boundary of this range. This means that the yield for new investors will be closer to 7% at current market prices and the prevailing rental level in the area.
6. Qualitative assessment of prospects
Liquidity at RA1N Residence is high: the building is being actively sold, there has been successful absorption over the analysed period, and the premium to the area is justified by the project’s newness and class. Price growth for both the area and the building has been recorded in almost every quarter over the past two years.
However, there is currently no real rental data for the building or the master project in the DLD database — all yield conclusions are made at the area level.
The 3–5 year potential of RA1N Residence is linked to the positive price dynamics in JVC and the broader growth of the market in the new-build segment. New projects are typically rented at a small premium to the area, but for an investment purchase it is important to underwrite a final yield at around 7% (or slightly lower after all costs).
Further yield growth is possible if the developer launches rental programmes and actual 1BR contracts start appearing in DLD.
Key takeaways:
– Transactions in RA1N Residence are closing at prices slightly above the area average.
– Liquidity is high both relative to the area and for this format in general.
– ROI at the area level is around 7% net per annum (based on current DLD rental rates); to reach 8% per annum, an investor needs to buy at a discount to the current average price (no higher than 12,800 AED/m²).
– Without real rental data within the building, potential yield for new investments is close to the market average.
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