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

1. Definition of the area and data structure

Actual location: AMAL TOWER is located in Al Hebiah Fourth, within the Dubai Sports City master project (according to DLD transaction data).

Only verified DLD data was used for the analysis:
– Sales: filtered by AMAL TOWER, 2BR apartment type (2 b/r).
– Rentals: at all levels (building, master project, area) there are no valid 2BR rental contracts for recent years. Therefore, the benchmark chosen is all residential rentals in Al Hebiah Fourth (a broad sample of more than 50,000 contracts).

2. Asset structure and liquidity

Transaction volume:
– For AMAL TOWER, 2BR: 79 sales recorded (transactions in almost every quarter over the past 2 years).
– The market shows high liquidity and solid demand; purchases remain active through the latest available data.
– There is no volume of rental contracts at the building and master-project level; at the area level there is a very large rental base (over 50,000 contracts in recent years).

3. Price dynamics in AMAL TOWER and the area

Average price per m² (2BR, AMAL TOWER, sales):
– Over the last 12 months, the average DLD transaction price for 2-bedroom units was about AED 9,300/m².
– For Al Hebiah Fourth over the same period, it was about AED 12,600/m² (35% above the building’s level).

Dynamics over recent quarters (2BR, AMAL TOWER):
– Average prices showed significant volatility: from AED 3,150 to AED 19,050/m² on individual deals, with the full range over the last year at AED 7,000–11,000/m².
– Across the area as a whole, the average trend is a steady increase: from ~AED 6,800–8,200/m² in 2021–2022 to >AED 12,000/m² in 2025.

Apartment sizes in the building:
– The average 2BR size in AMAL TOWER is 123 m², with a range from 42 to 245 m² (presence of atypical/rare large units).

4. Comparison with the area and fair price range

According to current DLD statistics, prices in AMAL TOWER (2BR) are 20–35% lower than the average for apartments (all types) in Al Hebiah Fourth. This may reflect the tower’s reputation specifics, finishing quality, or be a temporary effect linked to new stock being released to the market.

5. Rentals and returns (ROI) — actual situation

– The DLD database contains no valid 2BR rental contracts for AMAL TOWER, nor at the master-project level.
– Any analysis is only possible at the Al Hebiah Fourth area level (all residential rentals, all layout types).

Rental dynamics per m² (residential, Al Hebiah Fourth):
– Over the last 12 months, the average annual apartment rent was about AED 800/m² (with a sharp spike in 2026, which is excluded from calculations as it is a future date).
– For 2024, the average annual rent is AED 750–820/m².
– There is a clear upward trend in rates: from AED 500–550/m² in 2021–2022 to AED 750–820/m² in 2024.

6. ROI and fair price range

Return calculations are only possible at the area level (no building-level rental data):

– Gross yield for the area: AED 800/m² (rent) / AED 12,580/m² (purchase) ≈ 6.4% gross per annum.
– Taking into account standard initial costs (~8%): net yield ≈ 5.9% per annum.
– To achieve a 7–8% annual yield based on area-level rents, the fair purchase price range is AED 10,000–11,400/m². This is noticeably above the AMAL TOWER level (AED 9,300/m²), but below the current area average. This means an investor buying in AMAL TOWER can formally expect a yield above the market average if renting at the area’s average rate, but there is no actual rental data for the building itself — there is a risk of facing weak demand.

7. Conclusions and recommendations

– Sales liquidity in the building is high, transactions are steady, but prices are significantly below the area average.
– There is no up-to-date rental data (especially for 2BR) for the building itself. ROI can only be estimated using area-wide benchmark rental rates.
– The area continues to show confident growth in both prices and rents, but the gap between the current purchase price in AMAL TOWER and area-level yields indicates an opportunity to invest with potentially higher ROI. However, this comes with uncertainty regarding rental demand for this specific building.
– For a conservative investor, this asset is suitable only as part of a diversified portfolio and a broader bet on the overall liquidity growth of the area.
– At the market level, Al Hebiah Fourth demonstrates positive 3–5 year dynamics in both sales prices and rental rates.