H3 by Aurora, JVC
H3 by Aurora (also recorded on some property portals as H Three by Aurora) is a seven-storey residential and retail building in JVC District 11, Jumeirah Village Circle (JVC), Dubai, developed by Aurora Real Estate Development. The building holds 145 residential units plus 2 ground-floor retail units and was completed in 2025. This guide covers H3 by Aurora's building profile, location and honest Airbnb income potential, with management available from Royale Stays for a fee starting from 15%.
Developer
Aurora Real Estate Development
Storeys
7
Completed
2025
Units
145
Unit Types
Studio, 1BR, 2BR, 3BR
About H3 by Aurora
H3 by Aurora is a seven-storey residential and retail building in JVC District 11, part of Jumeirah Village Circle (JVC), Dubai, developed by Aurora Real Estate Development. The building holds 145 residential units, 24 studios, 83 one-bedroom, 36 two-bedroom and 2 three-bedroom apartments, plus 2 ground-floor retail units, and was completed in 2025.
H3 by Aurora is the third project in Aurora Real Estate Development's Hyati Residences series in JVC, following the same developer's earlier Hyati Residence (completed 2018) and Hyati Avenue (completed 2020), both nearby. It is a separate, individually named building from either sister project, not an alternate name for one of them. H3 by Aurora should also not be confused with Binghatti Aurora, a different JVC building developed by Binghatti, an unrelated developer, which happens to share the word "Aurora." Because "H3" alone is a common short name used elsewhere (for a well-known SUV model, a large podcast brand, and more), this guide always refers to the building by its full name, H3 by Aurora.
Developer, storey count and location independently confirmed via Propsearch.ae's Dubai Land Department-linked building guide ("a seven-storey residential building... developer... Aurora Real Estate Development") and Aurora Real Estate Development's own official site aurorauae.com (both its April 2026 news article and its dedicated 'H Three' project page credit Aurora Real Estate Development LLC). Unit count and unit mix (145 units: 24 studio, 83 one-bedroom, 36 two-bedroom, 2 three-bedroom, plus 2 retail units) are confirmed identically across both of the developer's own pages. The developer's own project page describes the building as "ground plus five levels" with podium parking, a minor difference from Propsearch's 7-storey figure likely reflecting whether the podium/parking level is counted separately; this guide uses Propsearch's 7-storey figure. Completion date also carries a minor disclosed variance: the developer's own news article states 28 February 2025, while Propsearch's construction-milestone data states May 2025; this guide states "2025" without over-specifying the exact month given the conflict. The Hyati Residence / Hyati Avenue / Binghatti Aurora relationship is per Aurora Real Estate Development's own news article ("Hayati Residences Phase 3 (H3)") and this site's own already-published Hyati Residence, Hyati Avenue and Binghatti Aurora building guides.
Location & Nearby Landmarks
H3 by Aurora sits in JVC District 11, within the Al Barsha South Fourth area as registered by the Dubai Land Department. From H3 by Aurora it takes roughly 24 minutes to drive to Dubai Mall, 19 minutes to Palm Jumeirah, 20 minutes to Burj Al Arab and 22 minutes to The Walk JBR. Circle Mall sits about 0.1 km away, effectively adjoining the building, alongside several small parks including Eirasha Park (0.2 km) and Gadaf Park (0.3 km). Dubai Miracle Garden is roughly 2.9 km away and Ski Dubai roughly 6.0 km away.
JVC has its own dedicated Royale Stays area guide covering location, connectivity and the wider rental market context: Airbnb management in JVC, Dubai. H3 by Aurora sits within the same JVC District 11 pocket as several other buildings Royale Stays already covers, including City Apartments, Concept 7 Residences and Aces Chateau, as well as the developer's own earlier Hyati Avenue.
Commute times, distances and nearby landmark data from Propsearch.ae's H3 by Aurora building guide (Google Maps-derived commute estimates, DLD area label "Al Barsha South Fourth"). City Apartments, Concept 7 Residences and Aces Chateau are confirmed via Propsearch's own JVC District 11 building index (the same district-level guide linked directly from H3 by Aurora's own page) as buildings located in the same JVC District 11 pocket; their proximity is confirmed by shared sub-district listing rather than a building-to-building distance figure, since Propsearch does not publish one for these three specifically from H3 by Aurora.
Unit Types
H3 by Aurora comprises 145 residential units across four layouts: 24 studio apartments from about 400 sq ft, 83 one-bedroom units, 36 two-bedroom units and 2 three-bedroom apartments up to about 1,671 sq ft, plus 2 ground-floor retail units averaging roughly 2,300 sq ft each. The building sold out during its off-plan phase and now trades exclusively on the resale market, with new Dubai Land Department sale transactions recorded throughout 2026.
Unit mix, unit counts and unit sizes from Aurora Real Estate Development's own site aurorauae.com, confirmed identically across both its April 2026 project-completion news article and its dedicated 'H Three' project page. Propsearch.ae independently confirms this is a residential building with an active resale market (50 sale transaction records tracked as of the source's own update) but does not publish its own separate unit-count figure. The "Sold Out" off-plan status and current resale-only market are per Aurora's own project page.
Amenities
H3 by Aurora includes a 10.9-metre triple-height lobby, landscaped grounds with water features and an integrated outdoor sound system, an indoor gym of about 1,512 sq ft, an outdoor gym of about 1,222 sq ft, a jacuzzi, a dedicated kids' play area and a 23.2 by 5.5-metre swimming pool, plus podium-level parking. Two ground-floor retail units sit within the building itself: a fashion outlet and a veterinary clinic.
Amenity details from Aurora Real Estate Development's own 'H Three' project page (aurorauae.com). The two in-building retail outlets are independently confirmed and individually named by Propsearch.ae's building guide (Karaheeb Outlet, a fashion shop, and Pet Yard, a veterinarian, both on the ground floor) -- 2 independent domains agree the building has ground-floor retail, one naming the specific tenants.
Transportation & Access
JVC is not currently served by the Dubai Metro, so getting around from H3 by Aurora generally means a car or taxi. By car, Dubai International Airport (DXB) is roughly 29 minutes' drive and Al Maktoum International Airport (DWC) is roughly 29 minutes' drive. Cinepolis at Circle Mall, about 0.1 km away, is the nearest cinema, and several supermarkets, pharmacies and salons operate within Circle Mall itself, effectively on the building's doorstep.
Drive-time and airport-distance figures from Propsearch.ae's H3 by Aurora building guide (Google Maps-derived estimates, assuming typical traffic); the general absence of Metro coverage in JVC is a standing, sitewide fact used consistently across Royale Stays' other JVC building guides.
Sale & Rental Price Guide
Dubai Land Department Sale-type transactions recorded for H3 by Aurora during 2026 show four genuine sale-type deals, all for one-bedroom units: AED 930,000 (874 sq ft, February 2026), AED 1,525,000 (876 sq ft, March 2026), AED 1,300,000 (874 sq ft, May 2026) and AED 1,500,000 (976 sq ft, July 2026), working out to roughly AED 1,064 to 1,741 per sq ft. These are current resale prices; H3 by Aurora sold out during its off-plan phase, when the developer originally priced units from about AED 500,000 to AED 1.6 million, a range that reflects historical launch pricing rather than today's resale market.
Owners considering a unit at H3 by Aurora can run their own numbers through Royale Stays' Dubai property ROI calculator for a unit-specific estimate.
Sale-type Dubai Land Department transactions sourced from Propsearch.ae's published H3 by Aurora transaction records, filtered to genuine Sale-type entries only. Several additional records exist on the same building but are Mortgage Registration entries (for example AED 975,000, AED 1,080,000, AED 1,040,000 x2, and AED 390,000 and AED 300,000 for studio units) and were correctly excluded, since a mortgage registration reflects a financing action rather than an arm's-length sale price. No genuine Sale-type transaction was found for a studio, two-bedroom or three-bedroom unit at the time of research, so this guide reports one-bedroom pricing only rather than estimating figures for the other unit types. The historical off-plan starting-price range is from Aurora Real Estate Development's own 'H Three' project page (aurorauae.com), which also confirms the project is now "Sold Out" at the developer level.
Airbnb & Short-Term Rental Income Potential
Short-term letting anywhere in Dubai, including at H3 by Aurora, requires a DTCM (Department of Economy and Tourism) holiday home permit, the same requirement that applies regardless of building or area. Aurora Real Estate Development is not a hotel-operator brand and carries no confirmed short-term-letting prohibition, so H3 by Aurora is a standard freehold building for Airbnb purposes, the same as its Hyati Avenue and Hyati Residence sister buildings nearby. Royale Stays' guide to the Dubai holiday home permit covers what the process generally involves.
Royale Stays does not yet have H3 by Aurora-specific booking data to draw on, so this guide does not present a building income figure it cannot support. As area-wide JVC context only, not a building-specific figure, studios in JVC have averaged around AED 339 per night at about 88% occupancy, one-bedroom units around AED 432 per night at about 85% occupancy, and two-bedroom units around AED 750 per night at about 88% occupancy, per Royale Stays' own portfolio data.
Royale Stays manages the full furnishing, photography, pricing, check-in and guest communications process for owners who prefer not to handle it directly. Owners ready to move forward can submit their property for a management review to get a clearer read on its Airbnb potential. See Royale Stays' full guide to Airbnb property management in Dubai for the wider market picture.
Area-wide JVC short-term rental figures (studio, 1-bedroom and 2-bedroom average nightly rate and occupancy) come from Royale Stays' own portfolio data. They are shown as area-wide context because we don't yet manage a unit at H3 by Aurora specifically. On permits: Aurora Real Estate Development carries no confirmed short-term-letting prohibition (the only confirmed prohibition we track applies to Vida Hotels and Resorts buildings).
Questions