1. Definition of the area and data structure
Actual location: The TORINO BY ORO24 project is located in Al Barshaa South Third, within the Arjan master project according to Dubai Land Department (DLD) data. The subsequent analysis is based on these administrative boundaries.
Historically, 285 transactions for one-bedroom apartments (1BR) have been recorded for TORINO BY ORO24, all filtered by project_name_en. There were no separate transactions under the building_name_en filter, but via project_name_en the database fully covers the entire project.
2. Liquidity and market activity
For one-bedroom apartments in TORINO BY ORO24, the peak of transaction activity fell on Q2 and Q3 2022 (187 and 26 deals). In subsequent periods, the number of transactions declined noticeably: over the last 12 months, 27 deals for 1BR units were recorded in this project, which, by the standards of a new building in this area, confirms its reasonable liquidity.
Across the wider area (Al Barshaa South Third), the sales market is very active — over the last 12 months there have been 3,496 apartment transactions, confirming high demand and turnover.
3. Price dynamics and current purchase levels (AED/m²)
For TORINO BY ORO24 (1BR):
– In 2022, the average price per square metre fluctuated in the range of 11,900 – 12,100 AED/m².
– In 2023, the average level was slightly higher, but remained around 12,100 – 13,000 AED/m².
– Over the last 12 months (from mid‑2023 to mid‑2024), the average transaction price for 1BR units reached 14,700 AED/m² — a notable increase versus the launch baseline (growth of over 20% in 2 years).
In Al Barshaa South Third:
– Over the last 12 months, the average apartment price has been 14,550 AED/m² (very close to TORINO BY ORO24). The range over the past 2–3 years has been from 10,300 to 14,400 AED/m², indicating steady growth and a prolonged phase of strong demand.
The current price level for apartments in TORINO BY ORO24 is slightly above the area’s average market level (by roughly 1%), which is typical for new branded developments.
4. Rental rate dynamics and levels
For TORINO BY ORO24 and Arjan, at the time of analysis there are no long-term rental contracts for 1BR units registered in the DLD (nor for the Arjan master project as a whole). Accordingly, any rental estimates for the building itself or its immediate surroundings are impossible due to the lack of objective data in the database.
For Al Barshaa South Third, the average annual rental rate per square metre (for all residential unit types) is:
– Over the last 12 months: 920 AED/m² per year, based on a dataset of more than 11,600 contracts, which ensures statistical significance.
– Over the last 3–4 years, there has been a steady increase in the administrative rental rate from ~550 AED/m² in 2020 to ~920 AED/m² by mid‑2024 (+67% versus the pandemic level, roughly +20% over the last 12 months).
5. Yield (ROI) assessment and “fair” price range
Yield calculation is only possible at the area level, as there are no recorded long-term rental contracts for TORINO BY ORO24 itself.
Indicators for the last 12 months:
– Average purchase price in TORINO BY ORO24 (1BR) — 14,700 AED/m².
– Average rental rate in the area — 920 AED/m² per year.
Gross yield for the area (ROI_brutto_area): 920 / 14,550 ≈ 6.3% per annum.
Net yield, taking into account entry costs (≈7% of the purchase price): 920 / (14,550 × 1.07) ≈ 5.9% per annum.
If we target an investor ROI of 7–8%, then the “investment fair price range” for the area is:
– Lower bound (8%): 920 / 0.08 ≈ 11,500 AED/m²;
– Upper bound (7%): 920 / 0.07 ≈ 13,100 AED/m².
The actual current price (14,700 AED/m² in TORINO BY ORO24) is significantly above this range. This means that, to achieve the desired 7–8% yield at current area rental levels, an investor would either need to lower return expectations, rely on a substantial future increase in market rents/capital values, or purchase at a discount to the asking price.
6. Overall outlook
– The TORINO BY ORO24 project has shown good liquidity and strong demand at the launch stage, and the average purchase price is typical for contemporary new developments in Arjan.
– Despite the absence of actual rental data for the building itself, Al Barshaa South Third demonstrates confident growth in both purchase prices and average rental rates, with very high market activity.
– At today’s prices, the yield is significantly below the psychological benchmark of 7–8% per annum (at 5.9–6.3% including initial costs), which may require new investors either to buy at a discount or to accept a lower return.
– Over the foreseeable 3–5 year horizon, the area is expected to remain liquid, but further yield enhancement will depend either on a continued escalation in rents or on the emergence of new products at more attractive entry prices.
Conclusion: TORINO BY ORO24 is a liquid, modern project in a growth area, but purchasing at current prices implies moderate yields. For a precise investment assessment of the building, it is advisable to wait for the first real long-term rental contracts to appear for the project itself.
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