1. Definition of the area and data structure
Actual location: According to DLD (Dubai Land Department), Park Heights I is located in Hadaeq Sheikh Mohammed Bin Rashid, within the Dubai Hills Estate master development.
Data volume: The DLD database records 344 sale transactions for Park Heights I, which indicates sufficient liquidity of the asset on both the primary and secondary markets. The distribution of transactions for 2-bedroom apartments (“2 b/r”) allows for a confident analysis of price dynamics from at least 2020 to the present day.
2. Liquidity and market volume
An analysis of transaction frequency for 2-bedroom apartments in Park Heights I shows steady activity since 2020: at least 1 deal per quarter, with the number of transactions increasing in 2023–2024 (from 2 to 13 deals per quarter). This demonstrates high liquidity in the resale market, which has a positive impact on the ability to exit the investment within a reasonable time frame.
3. Price dynamics over 3–5 years
Quarterly data since 2020 shows the following trend:
– Initial average price levels per m² in Park Heights I (2BR): 9,000–13,000 AED/m² in 2020–2021, rising to 14,000–20,000 AED/m² in 2022–2023, and further increasing to 19,000–21,000 AED/m² in 2024. Over the last 12 months, the average price has been 21,116 AED/m².
– For comparison: in Hadaeq Sheikh Mohammed Bin Rashid (2BR apartments), the average over the last 12 months was 25,060 AED/m² — roughly 19% higher than in Park Heights I. The long-term price trend in the area is similar, but price levels are consistently above those of the subject property.
Thus, Park Heights I remains a slightly more affordable option in this area, while catching up with the broader market in terms of price over the past 1–2 years.
4. Rental analysis
According to DLD data for the last 12 months, there have been no registered rental contracts for 2-bedroom apartments in Park Heights I, nor in the Dubai Hills Estate master project and Hadaeq Sheikh Mohammed Bin Rashid area for two-bedroom units in general. This is typical for new projects and has been repeatedly observed for recently completed properties in Dubai Hills Estate.
The reasons may include: a shifted occupancy phase (off-plan), delays in registering rental contracts with DLD, or a target audience profile skewed towards owner-occupiers or long-term tenants with low turnover. For an investor this is important: the yield and rental rate for this building cannot be numerically confirmed based on current DLD contracts.
5. Yield (ROI) and fair price
Given the absence of confirmed data on the average rental rate per m² for 2BR apartments in Park Heights I, it is not possible to calculate actual gross yield (brutto ROI), net yield (net ROI), or a fair investment price range under DLD analytical standards. Without at least an approximate average rental level, any yield estimates would be speculative and unsupported by official DLD statistics.
6. Comparison with the area and investment outlook
Park Heights I is slightly behind the average price per m² compared with Hadaeq Sheikh Mohammed Bin Rashid (a gap of around 19%), which may indicate either a modest investment premium at the area level or sufficient upside potential for price growth in Park Heights I as rental demand normalises. Liquidity within the complex is high, and resales are consistently active.
For investors focused on rental income, at this stage it is advisable to conduct an additional market assessment (via listings and property management companies), as official DLD figures are not available. For buyers with a medium- to long-term horizon, the signals are positive: the complex is in demand, resale interest is established, and a small discount to the wider area creates room for price appreciation.
7. Conclusion
Park Heights I in Dubai Hills Estate is a liquid asset with stable transaction dynamics and a pronounced increase in average price per m² over the past 3 years. The property is trading noticeably below the area average, which creates a “safety cushion” for new buyers and potential for further growth. However, as of today, official DLD statistics do not allow confirmation of average market rental rates, and therefore it is not possible to objectively calculate the annual investment yield (ROI) for this building. Before investing with a focus on passive rental income, it is essential to analyse alternative data sources on rental rates.
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