ROI analysis of apartment in Ra1n Residence: DLD data and real deals — 25.11.2025

1. Definition of the area and data structure

Actual location: According to DLD (Dubai Land Department) data, RA1N Residence is located in Al Barsha South Fourth and is part of the Jumeirah Village Circle master project. This has been confirmed via a direct query to the transaction database; all subsequent comparative data for the area and the master project is based on this definition.

Data structure available:
– For RA1N Residence, the DLD_transactions database contains a significant volume of purchase data — 152 transactions covering the period from Q3 2023 to the present (there are also a few transactions recorded in future quarters, but only deals up to the current date are used for analysis).
– DLD does not show a single registered rental contract directly for this building (RA1N Residence) — this is typical for new projects or cases where the building has only recently entered the market and rental activity has not yet appeared in the database. Therefore, rental rates and yield estimates are based on data for the Jumeirah Village Circle master project and the Al Barsha South Fourth area.

2. Transaction and price dynamics for RA1N Residence and the area

2.1 Transaction frequency and liquidity:
– The DLD database records 152 transactions for RA1N Residence — this is a solid liquidity indicator for a new building: the units were in demand and the property has been actively selling over the last 4–5 quarters.
– Transaction activity is concentrated in the period starting from mid‑2023.

2.2 Average price per square metre dynamics (building):
– The average quarterly price per sq m for RA1N Residence ranged from 12,644 to 14,616 AED/m² (from Q3 2023 to Q4 2025, counting only transactions up to the present date).
– Over the last 12 months, the average purchase price in the DLD database for the building itself is 13,951 AED/m².
– The current price level in the building is slightly below the area benchmark (see below).

2.3 Area dynamics and level:
– The average price per square metre in Al Barsha South Fourth (area) has shown volatility in different periods, but the trend over the last 2 years is steady growth.
– Over the last 12 months, the average price in the area was 15,066 AED/m².
– Thus, RA1N Residence is on average selling at a discount of around 7–8% versus the wider area.

3. Rental rates and yield (ROI)

3.1 Data availability:
– There are no rental contracts registered in the DLD database for RA1N Residence (zero rentals for the entire building and over the last 12 months).
– Yield analysis is therefore based on data at the Jumeirah Village Circle master-project level and the Al Barsha South Fourth area.

3.2 Rental rate dynamics and level:
– The average rental rate for the area and master project over the last 12 months is 1,013 AED/m²/year (calculated from confirmed DLD contracts, residential apartments only, excluding abnormally small sizes and outlier values).
– Rental dynamics for the area (and the master project, which shows identical figures) indicate a steady increase in rates: from 745–820 AED/m²/year (2023), to 849–970 AED/m²/year (2024), with a further gradual rise to 1,037 AED/m²/year in 2025.
– The volume of rental contracts in the master project over the last 12 months exceeds 120,000, which rules out statistical error — both the dynamics and the level of rental rates are highly representative of the market.

3.3 ROI and fair price for an investor:
– The estimated gross yield for RA1N Residence when buying at the average price of 13,951 AED/m² and renting at the typical area rate of 1,013 AED/m²/year is around 7.3%.
– For the area as a whole, ROI fluctuates around 6.7% (based on the current price level of 15,066 AED/m²).
– Net yield (adjusted for entry costs of ~7–8% of the purchase price: DLD fee, agency commission, registration and related costs) is predictably lower: around 6.7–6.8% for the building and 6.2–6.3% for the area.
– The fair purchase price range that allows an investor to achieve a net yield of 7–8% per annum (based on the average rental rate in the area) is 12,660–14,471 AED/m². At the moment, the average market price in the building falls within this range, while the average price for the area is slightly higher.

4. Comparison of the building with the area, outlook

– RA1N Residence is selling at a moderate discount to the area average, which looks balanced from a yield perspective: buying at current prices is justified for investors targeting 7%+ returns.
– Quarterly price dynamics indicate a stable or slightly rising market both for the building and for the area, while average rental levels have been confidently growing over the last 2 years.
– The building’s liquidity is above the area average, at least at the initial sales stage.
– Over a 3–5 year horizon, investments in this property at current pricing levels appear justified for investors seeking stable income with relatively limited price risk (assuming no legislative or macroeconomic shocks).

Conclusion: RA1N Residence is one of the most liquid new developments in Jumeirah Village Circle/Al Barsha South Fourth, with a representative transaction history and transparent sales dynamics. Yields in the current market look balanced, and the current price level in the building is attractive versus the area benchmark, providing potential to achieve the target 7–8% annual net yield after transaction costs. For a long‑term rental income strategy, current asking prices in the building are fair and investment‑wise well grounded.