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. This definition is used throughout the report for all comparisons with the area.
The DLD database shows 79 sales of 2-bedroom apartments (2BR) in AMAL TOWER. Over the past 12 months, overall liquidity in Al Hebiah Fourth has also been high (more than 51,000 active lease contracts across the entire residential stock of the area for the same period).
2. Liquidity and deal structure
Over the past 12 months, a significant number of transactions involving 2-bedroom apartments in AMAL TOWER have been recorded — the building is liquid for its location. Transaction activity for all apartments in Al Hebiah Fourth remains consistently high.
3. Average price per sqm dynamics
Building (AMAL TOWER, 2BR):
– Over the past 12 months, the average sale price per m² has been around AED 9,298.
– Over the last 8 quarters, price dynamics in the building have been uneven: after the 3,151–5,400 AED/m² range in 2023, there has been a sharp increase to a peak of 10,698 AED/m² and above in 2024–2025 (with some declines in individual quarters).
– At the peak, values above 10,000 AED/m² are recorded.
Area (Al Hebiah Fourth, all apartments):
– The average price per m² in the area over 12 months is AED 12,590 (higher than in the building).
– Dynamics since 2020: a gradual increase from 6,100–8,200 AED/m² in 2020–2022 to 11,200–13,500 AED/m² in 2024–2025.
– In recent quarters, the area has consistently maintained an average level above 11,000–12,000 AED/m².
Comparison: for 2-bedroom apartments, AMAL TOWER is noticeably cheaper than the area benchmark over the past year (a difference of about −26% versus the area’s average price).
4. Rent: search for valid rates and dynamics
No lease contracts for 2-bedroom apartments (or for AMAL TOWER at all, at any level of filtering) were found in DLD: neither for the building itself, nor for the master project, nor for 2-bedroom apartments in the area. Therefore, we can only rely on the overall average rent per m² in Al Hebiah Fourth for all residential apartments.
Average rent per m² in Al Hebiah Fourth (all apartments, last 12 months): 910 AED/m²/year.
Dynamics: rents have been rising significantly since 2020 — from 470–600 AED/m² to above 900 AED/m², and in the most recent quarters even exceeding 900–930 AED/m².
The breadth and scale of the dataset (more than 51,000 contracts) mean that the rental data is reliable, but it is averaged across all apartment sizes and may differ for specific segments.
5. ROI and fair price range
Since there are no rental rates for the building itself, ROI is calculated only at the area level over a comparable period:
– Annual gross yield (ROI, brutto): 910 / 12,590 ≈ 7.2% for Al Hebiah Fourth (at the current market price level in the area).
– Adjusted for transaction costs (approximately 7–8% of the purchase price): net ROI decreases to about 6.6–6.8% per annum.
Fair price (price range corresponding to a 7–8% yield based on rent) for the area:
– With a target yield of 8%: 910 / 0.08 = 11,375 AED/m²
– With a target yield of 7%: 910 / 0.07 = 13,000 AED/m²
The current average price in the area (12,590 AED/m²) corresponds to a gross yield of about 7.2% and lies within the range consistent with a target yield of 7–8% per annum.
AMAL TOWER is priced 26% below the area benchmark, which may indicate potential additional upside in price after further growth, or the presence of certain individual factors (quality, age, tenant profile specifics) — a separate assessment of the building’s condition is required.
6. Investor conclusions
– The asset is highly liquid, sales are active, and price dynamics for both the building and the area are upward (with a notable acceleration in 2024).
– For 2-bedroom apartments in AMAL TOWER, price levels are significantly below the area average, which potentially provides room for growth.
– Area-level ROI exceeds 7% per annum on a gross basis. For the building itself, there is no up-to-date DLD rental data (this may reflect the tenant profile or a low share of units being rented out).
– For a cautious investor, entering AMAL TOWER now looks more attractive than buying an average apartment in the area, given the substantial discount and yield potential, but the calculations are based on average area rental rates, as there are no recorded rental transactions for the building.
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