ROI analysis of apartment in Rove Home Residences: DLD data and real deals — 19.01.2026

1. Definition of the area and data structure

Actual location: According to DLD, the building ROVE HOME RESIDENCES by IRTH is located in the Burj Khalifa area (master project DownTown Dubai). Queries at apartment and building level are filtered by the exact DLD building name and room type ‘1 b/r’ (1 bedroom).

2. Sales: demand structure and dynamics

Over the entire observation period, the building has attracted solid interest: 148 transactions for 1-bedroom apartments have been recorded. The main volume of deals occurred in late 2023 – early 2024, indicating a new or recently launched project with active primary sales dynamics.

The average price per square meter in the building over the last 12 months amounted to 37,127 AED/m² for 1-bedroom units.

By quarter:
– Q4 2023: 34,742 AED/m², 81 transactions
– Q1 2024: 33,926 AED/m², 48 transactions
– Q2 2024: 35,107 AED/m², 7 transactions
– Q3–Q4 2024: similar figures, average range 33,700 – 36,600 AED/m²

For the Burj Khalifa area (specifically 1-bedrooms):
– Transaction volume is consistently high, 500–700 sales per quarter
– The average price per m² in the area over the last 12 months is 24,721 AED/m², which is roughly 33–50% below the level of the new building.

Area dynamics since 2020: steady growth from ~14,600 AED/m² (2020) to 25,400 AED/m² (mid‑2024). This reflects a significant revaluation of the location against a backdrop of limited supply of new projects.

3. Rentals: availability and dynamics

For the building ROVE HOME RESIDENCES by IRTH and the DownTown Dubai master project, there are no registered rental contracts in DLD that match the filters (1-bedroom apartments, residential, valid amounts and areas). This may be due to the newness of the complex (off-plan status or lack of occupancy).

For the Burj Khalifa area (all apartments):
– Registration of rental contracts is very high, more than 50,000 over the entire period, confirming the high liquidity of the Downtown secondary rental market.
– Dynamics of average annual rent per m²:
– 2020: ~800–950 AED/m²
– 2022: ~1,010–1,140 AED/m²
– 2023: from 1,180 to 1,390 AED/m²
– 2024 (Q1–Q2): 1,441–1,471 AED/m²
– Last 12 months: area average — 1,587 AED/m²

Important: there is no rental data at building level, so the current rent_psm is estimated only based on the Burj Khalifa area.

4. Yield (ROI) comparison and fair price

ROI_brutto for the Burj Khalifa area:
– Last 12 months: the average yield level for residential units is 1,587 AED/m² per year with a transaction price of 24,721 AED/m²
– Annual gross ROI: 1,587 / 24,721 ≈ 6.4%

It is not possible to calculate ROI for the building, as there are no valid rental contracts in DLD for this property.

Adjustment to ROI_net (taking into account initial costs of ~7%): 6.0% per annum.

Fair investment price range at a target yield of 7–8%: 19,834–22,671 AED/m² (for residential units, based on the area’s average rental rate).

The current market price in the building (37,127 AED/m²) is significantly above the fair range for a classic buy‑to‑let strategy. To achieve a 7–8% ROI, either rental rates must grow (there are no signs of such aggressive growth in the area data), or a substantial discount to the price is required.

5. Liquidity and outlook

The Burj Khalifa area remains one of the most liquid locations in Dubai (transaction volume, number of rentals). The new building launched with a substantial premium to current secondary prices, which is typical for current developer projects in Downtown.

However, at the time of analysis there are no closed rental contracts for the building in DLD — actual long‑term demand and the transition to stable rental cash flow have not yet been confirmed. In the current market conditions, an ROI above 7% for standalone new buildings in the area is practically unattainable.

Recommendation for an investor: purchasing in the new Rove Home Residences is reasonable only if you are targeting significant capital appreciation or for personal use. For a classic “buy‑to‑let” strategy, the building’s price is about 50% above the area average, resulting in low buy‑to‑let yields unless you enter with a discount.