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1. Definition of the area and data structure
Actual location: AMAL TOWER is unequivocally located in Al Hebiah Fourth, within the Dubai Sports City master project (this information is confirmed by the DLD database).
Sales data for 2-bedroom apartments (2BR) in this building is available — from autumn 2023 to the end of 2025, 79 transactions were recorded, which is sufficient to analyze the market level and dynamics. Rental data specifically for AMAL TOWER (2BR) is not available in DLD, which is typical for new or sparsely occupied buildings. To assess rental rates and yields, we use the area-level benchmark — Al Hebiah Fourth (the database contains more than 46,000 apartment lease contracts).
2. Transaction volume, liquidity and demand
Over the specified period (from autumn 2023 to the present) there have been 79 transactions for 2-bedroom apartments in AMAL TOWER. The sales pace remains stable — each quarter sees between 4 and 13 deals for 2BR units. For a mid-sized building, this is a solid indicator of liquidity.
In Al Hebiah Fourth, apartment sales volumes are consistently high: every quarter there are hundreds or even more than a thousand transactions, which indicates strong overall liquidity of the location.
3. Price dynamics per m² for the building and the area (quarterly)
In AMAL TOWER (2BR), the average price per m² increased from around 3,150 AED/m² in Q3 2023 to peak levels above 10,000–11,000 AED/m² in several quarters of 2024–2025. On average over the last 12 months, the building stands at 9,108 AED/m².
For comparison, Al Hebiah Fourth has shown a notable increase over the same period: from 8,400–9,300 AED/m² (mid–late 2023) to 11,500–13,500 AED/m² in the latest quarters of 2024–2025. The average level over the last 12 months is 12,356 AED/m², which is roughly 35% higher than in the building. This indicates that transactions in AMAL TOWER are still closing at a significant discount to the area, likely due to its new status, stage of occupancy and owner profile.
4. Dynamics and structure of rental rates
The DLD database contains no rental transactions for AMAL TOWER, so only Al Hebiah Fourth (apartments) is analyzed:
– Area rental rates have grown from 620 AED/m² in Q1 2023 to 839 AED/m² on average over the last 12 months, and in the most recent quarters to 850+ AED/m².
– Rental rates in the area are stable, with a large number of contracts (over 45,000 historically); the rental structure is predictable, without significant volatility in recent years.
– For calculations we use the area benchmark: 839 AED/m² per year based on the last 12 months (according to current DLD contracts).
5. Comparison of the building and the area: current price and rent levels, discount/premium
– Average price of a 2BR apartment in AMAL TOWER over the last 12 months — 9,108 AED/m².
– Average price in the area — 12,356 AED/m².
– Average rent in the area — 839 AED/m² per year (no confirmed contracts for the building).
– The AMAL TOWER discount to the area in sales is about 26% (the building’s price is below the average market level in the location).
6. Yield (ROI) and investment fair value assessment
A factual ROI calculation is only possible at the area level (no rental data for the building):
– Gross yield for the area: 839 / 12,356 ≈ 6.8% per annum.
– After deducting transaction costs (~7–8% on entry): net yield is around 6.3–6.4% per annum.
– Fair price range for an investor (for a 7–8% annual yield): 839 / 0.08 = 10,488 AED/m² (upper bound), 839 / 0.07 = 11,986 AED/m² (lower bound).
– AMAL TOWER is selling below this “investment fair value” zone; therefore, in theory, the yield at today’s prices is higher than the area’s market benchmark and meets investor targets, provided the apartment can be rented out at the average area rate.
7. Conclusions on investment prospects
– AMAL TOWER is a relevant asset for investors: units are selling at a 26% discount to the area market, and sales liquidity is strong.
– There is no data on actual rental rates in this building; however, if an apartment can be leased at the area’s average rate, the expected net yield will exceed 7–8% per annum.
– The area is stable: a large number of lease contracts, strong demand for transactions, and historically rising prices and rents.
– A significant number of apartments in the building have already been sold — under-occupancy risks are minimal.
– Over a 3–5 year horizon, the price growth amplitude may be lower than in the peak quarters of 2024–2025, but there remains upside potential from narrowing the discount to the area, which is positive for those entering at today’s low price.
Limitations: it is not possible to calculate yield and fair value precisely for this specific building due to the lack of rental data for AMAL TOWER; all estimates are based on the area benchmark and averaged DLD rates.
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