ROI analysis of apartment in Elite 9 Sports Residence: DLD data and real deals

1. Definition of the area and data structure

Actual location: Elite 9 Sports Residence is located in Al Hebiah Fourth, within the Dubai Sports City master project (according to DLD — area_name_en = ‘Al Hebiah Fourth’, master_project_en = ‘Dubai Sports City’). The subsequent comparative analysis will be based on these administrative units.

According to the DLD database, there have been 56 recorded sale transactions for 1-bedroom apartments (1BR) in this building over the entire observation period. For rentals, the database shows more than 1,300 contracts over the past few years for the building as a whole; however, with a filter specifically for 1BR in Elite 9 Sports Residence, there are no contracts in the DLD database for the last 12 months. Below I provide the full apartment mix for the building, plus, as a benchmark, a comparison with Al Hebiah Fourth for 1-bedroom apartments.

2. Dynamics and structure of sale transactions (buy/sell)

Average price per square metre dynamics in Elite 9 Sports Residence (1BR, apartment, resale market, per m², data for the last 3–4 years):

– 2021: average level 5,600–7,000 AED/m².
– 2022: growth into the 6,100–7,100 AED/m² range.
– 2023: the range widens to 6,600–7,300 AED/m², with the highest activity in Q2 and Q4.
– 2024: a significant increase is observed — in Q1 the average price is 7,650 AED/m², in Q2 there is a pullback to 6,600 AED/m², but in Q4 a new peak is reached: 8,450 AED/m².
– Over the last 12 months, the weighted average purchase price amounted to 8,754 AED/m² (based on 1BR transactions in the building).

For comparison, in Al Hebiah Fourth (1BR, apartment, resale market) prices per m² over the same period are higher: a substantial increase has been observed since mid‑2023. The average price in the area over the last 12 months is 11,996 AED/m² (i.e. the more “deluxe” area level has become noticeably more expensive than Elite 9 Sports Residence).

3. Rental market analysis

Rentals in Elite 9 Sports Residence:

– Over the last 12 months, the average rental rate for all residential apartments in the building (there are no 1BR contracts in DLD, so a general figure is given): 805 AED/m² per year.
– For comparison, in Al Hebiah Fourth (full apartment mix according to DLD): the average rate over 12 months is 912 AED/m² per year.
– Both samples show a stable positive trend: in 2020–2021 rents were at 475–590 AED/m², from 2023 rates have been growing actively, reaching 740–850 AED/m² in 2024, and in the area by the end of the period — above 900 AED/m².

4. Liquidity of the asset and the area

Overall, the building demonstrates stable liquidity both in sales (56 transactions over all years for 1BR; over the last 12 months — record market levels) and in rentals (hundreds of active contracts, positive dynamics, steady demand).

In Al Hebiah Fourth, transaction volumes are very high: each quarter sees hundreds (and sometimes thousands) of rental and sale deals, especially pronounced since 2023. This indicates strong attractiveness of the location for both end users and investors.

5. Comparison of price levels and yields. ROI assessment for an investor

The current purchase price level (12 months, 1BR only) in Elite 9 Sports Residence is 8,754 AED/m²; in the area, the comparable figure is 37% higher (11,996 AED/m²). The building is trading at a discount to the area, which may be attractive for an investment entry.

The average rental rate in the building (full apartment mix): 805 AED/m² per year. In the area, the rate is higher — 912 AED/m².

Gross yield (ROI), based on purchase price and rent over the last 12 months:

– For the building (pure indicator for Elite 9, apartment mix): 805 / 8,754 = 9.2% per annum.
– For the area (Al Hebiah Fourth, apartment mix): 912 / 11,996 = 7.6% per annum.

Taking into account standard investor expenses (DLD fee ~4%, broker 2%, additional costs 1–2%, total ~7–8%), the actual net yield may be reduced to:
– For the building: about 8.5–8.6% per annum.
– For the area: about 7.0% per annum.

6. Fair investment price range for a target ROI

– If an investor expects a yield of 7–8% per annum, then based on the current rental level in the building, the fair purchase price range (for the building, using the full mix rental figure) is:
– At 7% ROI: 805 / 0.07 ≈ 11,500 AED/m².
– At 8% ROI: 805 / 0.08 ≈ 10,060 AED/m².

– At the current sale price of 8,754 AED/m², the building delivers a yield above this target range: this is a strategically attractive entry option if current rental rates are maintained.

– For the area, the fair range for purchase at 7–8% ROI is: 912 / 0.07 ≈ 13,030 AED/m² … 912 / 0.08 ≈ 11,400 AED/m², while current concluded transactions are above this lower threshold.

7. Investor conclusions and outlook

– Over the last 12 months, Elite 9 Sports Residence has been trading at a price significantly below the typical area level, while offering good/above‑average rental yields.
– Liquidity is high: demand for both sale and rental transactions has been steadily growing.
– The strong price dynamics of the past two years place the building among attractive assets for investment purchases targeting yields above the average for the area.
– A potential risk is slower capital value growth compared to the wider area, but this is offset by the higher current yield.
– For more conservative investors, a sound strategy would be to buy at prices not exceeding 10,500–11,000 AED/m², in order to lock in a 7–8% annual yield even in the event of a rental correction.