ROI analysis of apartment in OASIS TOWER ONE: DLD data and real deals

1. Area definition and data structure

Actual location: According to the DLD database, OASIS TOWER ONE is located in Al Hebiah Fourth and is part of the Dubai Sports City master project. All subsequent market comparisons use Al Hebiah Fourth as the reference level for this building.

Sales data for this specific building includes 167 transactions in the full historical sample, and for 2-bedroom units in particular the sample size is sufficient for robust conclusions. For rental, 699 tenancy contracts have been registered in the building; the rental data is stable and suitable for analytical interpretation.

2. Price dynamics and liquidity for the building

Transaction frequency and structure
Turnover of 2-bedroom units in the building started in 2020. Since then, transactions have been recorded almost every quarter without interruption, indicating stable liquidity both at the primary stage (with visible spikes around handover) and in the early post-handover years. Purchases have also been registered over the last 12 months.

Average price per m² dynamics for 2BR in the building
In 2020 the average price per m² for 2BR units started from a very high level (8,942 AED/m² in Q2), then declined to the 5,400–6,400 AED/m² range in 2021–2022. In 2023 prices increased somewhat, and by 2024–2025 the averages rose again: over the last 12 months the average price has been around 8,146 AED/m² specifically in OASIS TOWER ONE (2BR).

Area dynamics
For comparison: the market shows a general upward trend across the area, but from a higher base — over the last 12 months the average transaction price for apartments in the area reached 12,583 AED/m², i.e. 54% higher than in OASIS TOWER ONE (2BR).

3. Rental market

Average rent per m² and dynamics
In OASIS TOWER ONE over the last 12 months the average DLD-confirmed annual rent across all apartment contracts stands at 810 AED/m²/year (area-weighted). In Al Hebiah Fourth the annual rate is higher at 911 AED/m²/year. The 3–4 year trend shows a steady increase in rents both for the building (from 450–500 AED/m²/year in 2020–2021 to 675–715 AED/m²/year in 2024) and for the area (from 470–590 AED/m²/year previously to 750–820+ in 2024).

4. ROI (return on investment) and “fair price”

ROI_brutto (before all costs)
– For OASIS TOWER ONE (data for the last 12 months): 810/8146 ≈ 9.95% (brutto)
– For Al Hebiah Fourth overall: 911/12583 ≈ 7.24% (brutto)

ROI_net including transactional costs (≈8% on entry)
– For the building: 9.95% / 1.08 ≈ 9.21% (net)
– For the area: 7.24% / 1.08 ≈ 6.70% (net)

“Fair price” range (target yield 7–8%)
– For a target ROI of 7–8%, the maximum “investment-justified” price for the building is 10,125–11,572 AED/m² (810/0.08 — 810/0.07).
– At the current transaction price (8,146 AED/m²) the building is significantly below this range (by ~25–30%), which reflects either moderate purchase demand or high rental liquidity relative to acquisition cost.
– For the area, the fair range is 11,386–13,014 AED/m²; the market average is 12,583 AED/m², i.e. closer to the upper boundary.

5. Investor conclusions and comparative analysis

Transactions: 2-bedroom units in OASIS TOWER ONE are selling noticeably below the area’s average market level (by 35–55% in different periods from 2022 to 2024), which increases investment appeal given solid rental flows.
Rental: the rental level in the building is lower than the area average, but the purchase price advantage offsets this factor in yield calculations.
ROI: brutto yield for the building (around 10%) is 30–40% higher than for the area (7–7.5%); even after entry costs, net yield above 9% provides a substantial buffer versus typical Dubai investment benchmarks (usually 7–8%).
Outlook: rental and sales liquidity remains high, with regular new contracts being signed. However, there is potential for secondary prices to rise as sale prices converge towards the wider area level, assuming rental momentum is maintained.
The “fair price range” for an investor targeting a 7–8% yield lies above the current average sale price in the building, confirming either upside potential in prices or the likelihood of sustained elevated yields. In Al Hebiah Fourth current prices are close to the upper edge of “investment fairness”.

CONCLUSION: OASIS TOWER ONE (2-bedroom apartments) is clearly an attractive buy-to-let investment with yields above the area average even after all costs, while the building as a whole demonstrates stable liquidity and confirmed demand on both the sales and rental sides. For owners there is upside potential in capital values; for investors — strong cash flows and a solid margin over benchmark returns.