1. Definition of the area and data structure
Actual location: According to open DLD data, the AMAL TOWER building belongs to the Al Hebiah Fourth area and the Dubai Sports City master project. These parameters are confirmed by direct transactions in the DLD database.
2. Analysis of transaction volume and liquidity
For 1-bedroom apartments (1BR) in AMAL TOWER, 99 sales have been recorded. The most active periods were in 2023–2024, when the quarterly number of transactions reached 13–22. In earlier years, activity was minimal. Over the last 12 months, sales have remained strong, confirming stable buyer demand.
The Al Hebiah Fourth area is also characterized by high liquidity: in recent years, a large number of apartment transactions have been concluded annually, with volumes especially increasing in 2023–2024. This is a typical pattern for new, fast-developing districts of Dubai.
3. Price dynamics over 3–5 years
For 1-bedroom apartments in AMAL TOWER, the average price per square meter in different periods was:
– 2022: 6,600–7,000 AED/m²
– During 2023, there were sharp fluctuations from 4,500 to 17,200 AED/m² (the abnormally high values in Q3 stand out and may represent outliers or specifics of individual deals). More typical 2023 levels were 5,500–8,500 AED/m².
– In 2024, the average price has fluctuated in the range of 8,600–9,900 AED/m².
Overall, over the last 12 months the average transaction price for 1-bedroom apartments in AMAL TOWER amounted to 9,405 AED/m².
For comparison, in Al Hebiah Fourth the average level over the last 12 months is 12,536 AED/m² for apartments (Residential Unit – Flat). Over the past 4 years, the area has shown steady growth in price per square meter: from 6,700–7,500 AED/m² in 2021–2022 to 11,500–12,200 AED/m² in 2024, which confirms significant capital appreciation in the district.
4. Rental analysis and dynamics
For the AMAL TOWER building itself and the Dubai Sports City master project, DLD does not show any current rental contracts for 1-bedroom apartments, which is common for new buildings: rental activity typically appears with a certain lag after handover.
For the Al Hebiah Fourth area, rental data is more than sufficient: over the last 12 months, tens of thousands of residential apartment lease contracts have been concluded.
The average annual rental rate in the area over the last 12 months is 914 AED/m². The dynamics confirm a gradual increase in rates: at the beginning of 2023, the average level was around 617–728 AED/m², and by now it has approached 900+ AED/m². This consistent growth confirms the area’s attractiveness for tenants.
5. Comparative analysis and return on investment
The sale price of a 1-bedroom apartment in AMAL TOWER is stable (9,405 AED/m² over the last 12 months), which represents a significant discount to the area average (AMAL TOWER is ~25% cheaper per m²). At the same time, an investor should use the area-level rental data as a benchmark.
Gross ROI for the area: 914 / 12,536 ≈ 7.3% per annum. Even when buying at the average area price, one can expect a yield above 7%. For AMAL TOWER, given its pricing, ROI could potentially be higher, provided that rental rates in the building are not lower than the area average; however, due to the lack of direct rental data for this specific asset, it is formally impossible to calculate a building-level ROI.
Adjusting for transaction costs (≈ 7%), the expected net ROI for the area will be in the range of 6.7–6.8% per annum. For an investor, a target yield of 7–8% per annum looks achievable, especially when considering deals below the average market price.
6. Fair price range under an investment approach
If we proceed from a target yield of 7–8% per annum and the average rental rate in the area (914 AED/m²), then the investment-wise fair purchase price for an apartment is in the range of 11,425–13,057 AED/m². The current average price in AMAL TOWER (9,405 AED/m²) is noticeably below this range, while the area average (12,536 AED/m²) also lies within the fair zone. Thus, based on DLD prices, AMAL TOWER looks more attractive than the wider area for new entries from an investor’s perspective.
7. Key takeaways
– The transaction volume and demand for 1-bedroom apartments in AMAL TOWER are consistently high; the area is active both in sales and rentals.
– In terms of pricing, AMAL TOWER is significantly cheaper than nearby competitors in the area, and the price growth cycle has not yet been fully realized.
– The share of investors and rental potential are very high; one can target an ROI of around 7%+, but the building requires an assessment of real rental demand, as DLD currently shows no registered contracts specifically for this tower.
– The outlook for investors is positive: there is room for growth up to the area’s market level, liquidity is good, and rental rates continue to strengthen.
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