ROI analysis of apartment in Ra1n Residence: DLD data and real deals — 19.01.2026

1. Definition of the area and data structure

Actual location: RA1N Residence (official DLD name — “RA1N Residence”) is located in Al Barsha South Fourth, within the master project Jumeirah Village Circle.

According to DLD data, all apartment sale transactions in this building are recorded under the filter building_name_en = “RA1N Residence”, and typical transactions fall into the “Flat” class for residential use. As of the analysis date, the database contains 152 transactions for apartments in this building; however, no rental contracts for RA1N Residence have yet been registered in DLD — therefore, rental yield benchmarks are calculated at the master-project level of Jumeirah Village Circle.

2. Activity and liquidity of the building and the area

Liquidity at RA1N Residence can be considered high: the peak number of transactions falls in 2023–2024. Over the last 4 quarters (2023–2024), more than 70 transactions were concluded in the building. Across the Jumeirah Village Circle master project, over 119,000 rental contracts have been registered over the entire period, indicating extremely strong demand and a well-developed rental infrastructure.

3. Sale price dynamics per m²

Average DLD transaction prices per m² in RA1N Residence (apartments 20–120 m²) from Q3 2023 to Q4 2024 have remained in the range of 12,500–14,300 AED/m², with a slight upward trend towards the end of the period:
– 2023, Q3: ~13,800 AED/m²
– 2024, Q1–Q4: 12,583–14,270 AED/m² (12‑month average — 13,891 AED/m²)

Overall, prices in the building are slightly below the average level for Al Barsha South Fourth:
– Over the last 12 months, the district average was 15,263 AED/m².

District dynamics show a smooth three-year growth — from 9,600–11,500 AED/m² in 2022 to 15,000–15,800 AED/m² in 2025. Thus, RA1N Residence is trading slightly below the district average, which may be related to the project’s positioning or to a large volume of new transactions (which typically implies first-sale / investor discounts).

4. Rental market analysis and yield

As of the analysis date, there are no recorded rental transactions for RA1N Residence in DLD. For the Jumeirah Village Circle master project, the average annual rental rate over the last 12 months, converted to a per‑m² basis, is 1,029 AED/m².

By quarter in 2023–2024, there is a clear upward trend in average rental rates from 745 to 966 AED/m² (by district quarters) and 1,029 AED/m² (12‑month average).

5. Comparison of current price levels and ROI calculation

Purchase price over the last 12 months in RA1N Residence: 13,891 AED/m².
Rental benchmark (master project reference): 1,029 AED/m²/year.

Estimated yield for an investor:
– Gross yield (ROI_brutto) for RA1N Residence, based on the current purchase price and the district rental benchmark:
ROI_brutto ≈ 1,029 / 13,891 = 7.4% per annum.
– Adjusting for standard transaction costs (around 7%) gives a net yield (ROI_net) of about 6.9% per annum.

Fair price range for a target yield of 7–8% (for the district):
– If an investor targets a 7–8% yield, the fair purchase price for a comparable asset lies in the range of 12,863–14,700 AED/m².
– The actual average price at RA1N Residence (13,891 AED/m²) falls within this range, meaning the project is already trading at levels consistent with typical JVC yields.

6. Investment outlook for the project and the area

RA1N Residence shows high market liquidity and is located within an active, fast‑growing master project. The pace of growth in both price per m² and rental rates in Jumeirah Village Circle is among the strongest in the affordable housing segment. RA1N Residence is priced slightly below the market average, which may be attractive for early‑stage purchases or used as an argument for negotiating a discount.

Overall, the yield level is comparable to the stable benchmark district JVC (~7% gross, 6.5–6.9% net). Market expectations point to sustained investment appeal with potential gradual capital appreciation over a 2–3 year horizon.