1. Definition of the area and data structure
Actual location: According to DLD, OLYMPIC PARK 1 is located in Al Hebiah Fourth, within the Dubai Sports City master development.
The transaction database contains a sufficient volume of sales data for 2-bedroom apartments in this building (76 deals), as well as a substantial array of typical sales and lease contracts across the area (tens of thousands).
2. Sales: dynamics and current price levels
Over the past 4–5 years, every transaction for 2-bedroom apartments in OLYMPIC PARK 1 has been classified as a Residential Flat with confirmed area and sale price. Quarterly dynamics of the average price per square metre:
– 2021: prices in the range of 4,400–4,800 AED/m².
– 2022: a wide spread — from 2,900 to 5,000 AED/m², with minor volatility.
– 2023: fluctuations — from 3,000 to 5,200 AED/m².
– 2024: rising activity, with the average price per m² moving up to 5,400–6,300 AED/m² as the year progressed.
– Over the last 12 months, the average transaction price for 2-bedroom apartments was 7,109 AED/m² according to DLD (34 deals over the year).
Overall, against the backdrop of the area’s market volume, the building demonstrates liquidity, regular registrations and, based on 2022–2024 data, a revival in demand and gradual repricing.
Comparison with the area:
The average price per m² for 2-bedroom apartments in Al Hebiah Fourth over the last 12 months is 10,798 AED/m² (982 deals). OLYMPIC PARK 1 is trading significantly below the area average — the gap is around 34% in favour of the wider area.
3. Rentals: availability and current rate
For OLYMPIC PARK 1 and for Dubai Sports City as a whole, there are no recorded long-term rental transactions for 2-bedroom apartments with valid area and price parameters in DLD_rent_contracts (zero contracts). Evidently, within the scope of official statistics this building does not appear in the rental segment, or data on such contracts is not provided.
For Al Hebiah Fourth (all residential apartments, all types):
– A very large pool of lease contracts (over 51,000 historically).
– The current average rental rate (for all residential apartments) over the last 12 months is 904 AED/m² (more than 9,700 confirmed contracts). This is the actual average rate based on concluded agreements.
4. Rental dynamics in the area
From 2020 to 2021 the average rent did not exceed 500 AED/m²; in 2022–2024 a steady increase has been recorded:
– 2022: 520–580 AED/m².
– 2023: from 600 to 725 AED/m².
– 2024 (recent quarters): 750–820 AED/m², with some re-registrations reaching 900+ AED/m².
5. Yield (ROI) and fair price analysis
Since there are no rental transactions for the building itself, yield calculations are only possible at the area level, based on average rates.
– Average purchase price for a 2-bedroom apartment in the area over 12 months: 10,798 AED/m².
– Average rental rate in the area: 904 AED/m² per year.
Gross ROI calculation for the area (based on average actual price and rent from DLD):
– Area gross ROI: 904 / 10,798 ≈ 8.4% per annum.
– For net yield, taking into account initial transaction costs of 7%: net ROI ≈ 8.4% / 1.07 ≈ 7.9% per annum.
Given the lower pricing of OLYMPIC PARK 1 (7,109 AED/m²), the potential yield for an investor would be even higher than the area average (assuming rental rates can be achieved at the area level). However, not a single rental contract for this building is confirmed in the DLD database, so it is impossible to calculate potential yield for the building based on real contracts.
Fair price range for an investor (if the target yield is 7–8%) at the area level:
– 904 / 0.08 = 11,300 AED/m² (for a target yield of 8%)
– 904 / 0.07 = 12,914 AED/m² (for a target yield of 7%)
The current average prices in the building and in the area fall within this range, with 2-bedroom apartments in OLYMPIC PARK 1 selling at a discount to the wider area.
6. Liquidity and outlook
– Al Hebiah Fourth (Dubai Sports City) shows high liquidity — both in sales and rentals.
– For OLYMPIC PARK 1, there are sufficient sale transactions, but no registered rental contracts in the DLD data.
– The price per m² and rental rate dynamics in the area are steadily upward, so the outlook for a long-term investor remains positive.
– The building trades significantly below the area average, which creates room for potential capital appreciation or higher yields if tenants can be attracted at prevailing area rental rates.
7. Limitations
– The absence of confirmed data on actual rentals in OLYMPIC PARK 1 does not allow recommending building-specific ROI calculations; only area-level figures can be used.
– The analysis is based on official DLD transactions and does not account for “turnkey” condition, fit-out, taxes, or unit-by-unit dynamics.
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