ROI analysis of apartment in Rove Home Residences: DLD data and real deals — 04.01.2026

1. Area definition and data structure

Actual location: according to DLD, the Rove Home Residences project is registered as “ROVE HOME RESIDENCES by IRTH” and belongs to the Burj Khalifa area within the DownTown Dubai master development. The DLD database records 361 transactions for this building. The total number of transactions in the Burj Khalifa area is about 35,700, with more than 52,000 registered rental contracts, which indicates high liquidity and market activity both for the asset and for the area as a whole.

2. Sales dynamics and parameters

For the selected 2-bedroom apartments (2BR) in the building, 33 transactions are recorded in the DLD database. The main sales pool fell within the last 2 years, with the highest concentration in Q1 and Q2 2024. During this period, 8 to 12 apartments were sold per quarter, reflecting strong liquidity at the project launch stage.

The average price per square metre (for 2BR in Rove Home Residences) by quarter was as follows:

– Q4 2023: 31,736 AED/m²
– Q1 2024: 32,301 AED/m²
– Q2 2024: 34,273 AED/m²
– Q4 2024 and Q1–3 2025: 29,900–33,900 AED/m²

On average over the last 12 months, the achieved price for 2-bedroom apartments stands at 31,530 AED/m².

For comparison, the average price per m² in the Burj Khalifa area over the same period is 26,990 AED/m². Thus, Rove Home Residences (2BR) is selling at roughly a 17% premium to the Burj Khalifa area average, which is typical for new buildings with a contemporary concept and prime positioning.

Size distribution for 2-bedroom units in Rove Home Residences: most apartments have an area of around 111–122 m². The average achieved price ranges from 29,900 to 37,600 AED/m², indicating a stable pricing corridor without significant “spikes” or anomalies.

3. Rental dynamics and parameters

At this stage, there are no registered rental contracts for Rove Home Residences itself in the DLD database (which is expected for a new off-plan project). Therefore, to analyse rental rates and yields, we have to rely on the Burj Khalifa area benchmark.

The average rental rate per m² in the Burj Khalifa area over the last 12 months is 1,586 AED/m²/year (residential apartments only). This figure is considered reliable, as the sample includes a very large number of contracts (tens of thousands across the area).

4. Comparative analysis and yield (ROI) calculation

The actual sales level (31,530 AED/m² for 2BR in the building) is 17% above the area average (26,990 AED/m²). The current rental income flow in the area is 1,586 AED/m²/year.

Gross yield (ROI) for the area, based on average rental and sales values over the last 12 months, is:

ROI_brutto_area = 1,586 / 26,990 ≈ 5.9%

For the building itself, we use the area rental benchmark due to the absence of contracts:
ROI_brutto_home = 1,586 / 31,530 ≈ 5.0%

After accounting for typical entry costs (DLD fees, brokerage, transactional expenses — totalling ≈7% of the purchase price), the effective net yield will be roughly 7% lower:

ROI_net_area ≈ 5.5%
ROI_net_home ≈ 4.7%

5. Fair price range for a target yield of 7–8%

If an investor targets a gross yield of 7–8% per annum, then the fair price range per m², based on actual rental rates in the area, is:

– For 8%: 1,586 / 0.08 = 19,825 AED/m²
– For 7%: 1,586 / 0.07 = 22,657 AED/m²

In other words, to reach this level of yield, an investor would need to purchase the apartment at a substantial discount to the current market — 15–37% below the average price in Rove Home Residences.

6. Liquidity and outlook

The high transaction volume both in the building and in the wider area indicates solid liquidity and sustained demand dynamics. Over the last 3–5 years, the Burj Khalifa area has shown steady growth in the average price per square metre — from 14–19k AED/m² (2021) to 24–26k AED/m² (2023–2024). In 2-bedroom units at Rove Home Residences, prices are above the area average, which is normal for a new centrally located project with a modern concept.

The rental market in Burj Khalifa maintains stable demand from both owners and tenants. However, achieving a 7–8% yield on this particular asset will be challenging without purchasing at a discount or seeing further growth in rental rates.

7. Investor conclusions

2-bedroom layouts in Rove Home Residences represent a highly liquid, well-positioned project in a top-tier location. The current investor yield is 4.7–5.0% net, which is noticeably below the typical “investment threshold” of 7–8%. The premium to the area average is justified by the project’s newness and concept, but once basic acquisition costs are factored in, the entry point looks firmly premium.

Expecting a yield above 5% without a significant rental uplift or a purchase discount is unrealistic. For investors focused on stable income and liquidity in a prime location, the asset is attractive, but it requires calibrated expectations regarding ROI.