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1. Definition of the area and data structure
Actual location: according to DLD, AMAL TOWER is located in Al Hebiah Fourth, within the Dubai Sports City master project. The analysis uses only transactions for two-bedroom apartments (2BR), based on filtered sales data (Residential, Flat, 2 b/r).
2. Volume and structure of transactions
In total, 79 transactions with two-bedroom apartments (2BR) in AMAL TOWER have been recorded. This is a sufficient volume to assess price dynamics and average price levels.
3. Price dynamics for the building and the area
Average price per square metre (quarterly dynamics, AMAL TOWER transactions, 2BR):
– 2023, Q3: 3,200 AED/m² (5 transactions)
– 2023, Q4: 5,400 AED/m² (7 transactions)
– 2024, Q2: 11,000 AED/m² (13 transactions)
– 2024, Q3: 9,100 AED/m² (4 transactions)
– 2024, Q4: 7,000 AED/m² (12 transactions)
– 2025, Q1–Q2: 8,300–10,700 AED/m² (5–12 transactions per quarter)
For comparison – average price per m² in Al Hebiah Fourth (2BR):
– 2023, Q3: 7,700 AED/m² (170 transactions)
– 2024, Q1: 9,100 AED/m² (180 transactions)
– 2024, Q2: 11,300 AED/m² (247 transactions)
– 2024, Q3–Q4: 10,500–12,100 AED/m² (from 271 to 388 transactions per quarter)
Over the past 12 months, the average price per m² in AMAL TOWER for 2BR units amounted to 9,300 AED/m². For comparison, across Al Hebiah Fourth as a whole it was 10,760 AED/m². Thus, apartments in AMAL TOWER are selling at a 13–15% discount to the average area level for a comparable segment.
4. Rental market and yield analysis
For AMAL TOWER (2BR), there have been no registered rental contracts in DLD in recent years. Likewise, no recent 2BR rental transactions have been identified across the entire Dubai Sports City master project.
At the Al Hebiah Fourth area level, the rental market is well developed, with more than 5,000 contracts per year across all apartment types. Dynamics of the average rental rate in the area (all residential apartments):
– 2020–2022: stable at 470–580 AED/m²/year, with gradual growth to 540–580 AED/m²
– 2023, Q4: 730 AED/m²
– 2024, Q1–Q4: 750–820 AED/m²
– 2025, Q1: 850 AED/m², Q2: above 900 AED/m²
Over the past 12 months, the average rent in the area has been 903 AED/m² per year.
5. ROI over the last 12 months and fair price
– Average purchase price per m² in AMAL TOWER (2BR): 9,300 AED
– Average price per m² in the area (2BR): 10,760 AED
– Average rent in the area (all apartments): 903 AED/m²/year
Yield (ROI) calculation:
– Gross yield for the area: around 8.4% per annum (903 / 10,760)
– Taking into account transaction costs of ~7%, the “net” ROI for an investor on the secondary market will be about 7.9% (8.4% / 1.07)
To achieve a yield of 7–8% per annum, the fair acquisition price range for an investor in the area is 11,300–12,900 AED/m² (903 / 0.08 and 903 / 0.07). The actual average transaction price in AMAL TOWER (9,300 AED/m²) is significantly below this level, making the asset potentially attractive for a buyer targeting a market-average yield.
6. Conclusions and outlook for investors
– Liquidity of the building is moderate: the sales volume is sufficient for a confident analysis, but the rental market in this specific asset is almost undeveloped, or contracts are not registered in the DLD database (unfavourable for active buy-to-let strategies).
– Al Hebiah Fourth is well developed, with a large-scale rental market; rental prices continue to grow, and the growth rate outpaces the increase in price per m².
– AMAL TOWER is trading below the area average: there is a substantial discount to typical market transactions and a high theoretical ROI.
– An objective assessment of rents and yield for the building itself is impossible due to the absence of registered rental contracts. The only benchmark is area-level rents, which introduces additional risks (demand migration, building-specific differences).
– The investment outlook for the building is attractive, provided there is a realistic opportunity to lease units at the area rental rate (900+ AED/m²/year). It offers relatively high yield and a low entry price. The current price level implies a sufficient buffer before any overheating.
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