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1. Definition of the area and data structure
Actual location: according to DLD, AMAL TOWER is located in the Al Hebiah Fourth area, within the Dubai Sports City master project.
Data structure and volume:
– For 2-bedroom apartments (2BR) in AMAL TOWER, 79 transactions have been recorded, dated from autumn 2023 through the end of 2025.
– There is no historical rental data for the building/project itself. At the master-project and area level there are also no contracts specifically for 2-bedroom apartments. All rental information is provided at the level of the entire residential stock of Al Hebiah Fourth.
– For the sales and rental market in the area, there is a significant number of transactions and contracts, which ensures statistical reliability for most averaged indicators.
2. Liquidity of the asset and the area
AMAL TOWER shows a high sales pace — 2-bedroom transactions are recorded every quarter, with a wave-like increase starting from 2023. In 2023 there were 12 deals (Q3–Q4), in 2024 at least 29 deals (to date), and dozens are already announced for 2025. This indicates good liquidity for this apartment category at the launch stage of the building. In Al Hebiah Fourth, sales and rental volumes are both stable and large-scale: over the past 12 months more than 51,000 rental contracts have been concluded across all types of residential property in the area, with consistently strong demand.
3. Price and rental dynamics: building and area
Sales:
– In AMAL TOWER, the average price per square metre for 2-bedroom apartments over the past 12 months was 9,417 AED/m².
– For comparison, the equivalent figure for the area over the same period is 10,842 AED/m² for all 2BR apartments.
– Over the last three years the area has seen a steady increase in the average price per m²: from 5,700–6,900 AED (2020–2022) to 9,000–12,000 AED (2024). For the building, price spikes are visible in line with sales phases: initial deals were noticeably cheaper, then prices rose to 10,000–11,000 AED/m², and in recent quarters they have stabilised.
Rent:
– There is no data on actual rental contracts in AMAL TOWER or within the master project.
– The average rental rate per m² in Al Hebiah Fourth over the past 12 months is 906 AED/m²/year (invalid and extremely low-volume records excluded).
– Over the last 2 years, the rental market in the area has been recovering with a smooth upward trend: the average rate has increased from 750 to 900+ AED/m²/year.
4. Current yield–price ratio and investment analysis
ROI (annual yield before expenses) is calculated only on valid DLD data, with matching time windows, and only at the area level (the building has no rental history).
– The gross yield for the area is about 8.4% (906 / 10,842). For AMAL TOWER, based on recent purchase prices, ROI would be higher — around 9.6% (906 / 9,417), assuming rents are in line with the area’s market average.
– However, actual rental figures for the building are not recorded. Therefore, the gross yield for the building (based on area-level rents) is indicative only.
– Net yield (adjusted for standard entry costs of ~7%) for the area is around 7.8% per annum (8.4% / 1.07). For the building, the uplift would be slightly higher, provided actual rents are not below the area average.
5. Assessment of an investment-fair price range (based on 7–8% ROI)
– For the area to deliver an investment yield of at least 7–8% per annum, the “fair” price per m² should fall in the range: 906/0.08 = 11,325 AED/m² (for a target 8%) and 906/0.07 = 12,943 AED/m² (for a target 7%).
– The actual average price for the building over the last 12 months is 9,417 AED/m², and for the area 10,842 AED/m². This means that deals in AMAL TOWER today can potentially provide a yield above 8%, assuming rental demand is in line with the wider area.
– At the current market level there is no reason to expect a required discount on price — on the contrary, prices may still recover towards the area’s average levels.
6. Price range and structure for the building
– The average price per m² across all historical 2BR transactions in AMAL TOWER is 8,397 AED/m².
– The price range is from 2,070 to 19,057 AED/m², which is typical for the “pivot” period of a project launch (wide spread at the start of sales, followed by convergence towards the market average).
– The sizes of 2-bedroom units sold range from 42 to 245 m².
7. Conclusions and recommendations
Based on actual price dynamics, AMAL TOWER is positioned slightly below or roughly in line with the average Al Hebiah Fourth market for 2-bedroom apartments. While there is still no rental contract history for the building itself, the area’s liquid market and the upward trend in both prices and rents support expectations of yields above 8% per annum when buying close to the current average price (9,417 AED/m²). For sellers this allows them to maintain current asking prices without significant discounts; for investors there remains a margin buffer even if rental rates correct downwards in the future.
The sales pace and steady price growth confirm a favourable market environment for the area over a 3–5 year horizon. The main risk is the lack of a verified rental track record for this specific building; however, the large number of contracts and rising demand in the area mitigate this risk for standard layouts in the “mid-comfort” segment.
Fair valuation and recommendations on price adjustments are based on the assumption that the area’s price and yield potential looks mature but not excessively overheated, while the current price level in AMAL TOWER remains comfortable for buy-to-let investors.
