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1. Definition of the area and data structure
Actual location: according to DLD data, RA1N Residence belongs to the Al Barsha South Fourth area, master project Jumeirah Village Circle. All subsequent comparative metrics were calculated specifically for this area + master project combination.
The DLD database records 154 transactions for this building. Typical DLD room labels: 1 B/R (107 transactions), 2 B/R (45 transactions), plus 2 transactions without a Room label.
2. Liquidity of the property and the area
Over the past 12 months RA1N Residence has seen a significant number of transactions — on average 10–20 deals per quarter, which indicates sufficient liquidity of the building. In Jumeirah Village Circle (Al Barsha South Fourth) the total number of transactions is an order of magnitude higher, and the area has been steadily increasing its volume: several thousand transactions per quarter, which highlights strong demand and the attractiveness of the location for buyers.
3. Price dynamics over 3–5 years (price per m²)
Transactions for RA1N Residence have been recorded since Q3 2023.
– The average price per m² in the building over the past 12 months was AED 13,971.
– For the area/master project over the same period the average was AED 15,434 (Al Barsha South Fourth, JVC).
The dynamics within the building (average price per m²) are as follows:
– Q3 2023: AED 13,824
– Q4 2023: AED 13,931
– Q1 2024: AED 14,066
– Q2 2024: AED 12,644
– Q3 2024: AED 14,271
– Q4 2024: AED 14,164
The market price in the area (Jumeirah Village Circle, Al Barsha South Fourth) in recent quarters ranged from AED 13,061 to AED 14,456 per m², which is 10–15% higher than in the subject building throughout the year.
Breakdown by apartment type shows that the highest average price per m² was for two transactions without room specification — AED 16,146, while the bulk of sales were one-bedroom units (1 B/R) with a range of AED 12,090–16,232 per m².
4. Rental data
There are currently no rental contracts for RA1N Residence in the DLD database, so it is not possible to derive rental metrics or ROI at the building level.
At the area and master-project level, based on DLD data for the last 12 months:
– The average rental rate for apartments is AED 1,028 per m² per year.
Approximately 27,000 active rental contracts confirm the high real rental liquidity of the location.
Area dynamics:
– Q4 2023: AED 812/m²/year
– Q1 2024: AED 849/m²/year
– Q2 2024: AED 867/m²/year
– Q3 2024: AED 897/m²/year
– Q4 2024: AED 967/m²/year
These figures indicate a consistent increase in rental yields.
5. Comparison of current price and rent levels. ROI assessment
For the current situation (apartments in the building):
– Average sale price per m² — AED 13,971 (RA1N Residence, 12 months).
– Area benchmark — AED 15,434 (JVC, Al Barsha South Fourth, 12 months).
– Rental rate in the area — AED 1,028/m²/year (average across more than 27,000 contracts).
Gross yield (ROI) for the area:
– ROI_brutto (area): 1028 / 15434 ≈ 6.7% per annum
Adjusting for initial acquisition costs (around 7% in total):
– ROI_net (area): 0.067 / 1.07 ≈ 6.3% per annum
6. Fair price range for an investor (7–8% annual yield)
Based on the average rent in the area (AED 1,028/m²/year) and the target yield:
– Fair investment price range per m²: AED 12,850–14,690
– The current RA1N Residence price (13,971) falls within this range and is even closer to the lower bound, which further underlines its attractiveness specifically in terms of yield.
Prices in the area are higher, and to achieve a 7–8% rental ROI, a buyer will either need a discount to the market or to select units priced closer to the current levels of RA1N Residence.
7. Investment conclusion
Transaction and price dynamics, as well as the large capacity of the rental market in Al Barsha South Fourth (JVC), indicate stable residential liquidity. RA1N Residence looks particularly attractive for an investor for three reasons:
– The price per m² is consistently 10–15% below the area’s average market level (taking into account new deals and price dynamics).
– The area’s rental market provides solid yields with low vacancy risk and steady demand.
– Even without any additional upside, the yield potential allows one to target 6.3–6.7% net, which corresponds to a fair investment level.
The main risk is the absence of rental contracts for the building itself in DLD, so all yield analysis is based on statistics for the wider area and master project, rather than the individual building.
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