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1. Definition of the area and data structure
Actual location: AMAL TOWER is situated in Al Hebiah Fourth, within the Dubai Sports City master project, which is confirmed by transaction records in the DLD database. There is sufficient data for the building: 261 sales in total, and the sample of 2-bedroom apartments covers a substantial number of transactions over the past years.
2. Sales dynamics and transaction structure
Sales of 2-bedroom apartments in AMAL TOWER show consistently active performance in recent years, with a pronounced wave of new deals from late 2023 through 2025 inclusive (total transactions per quarter ranging from 4 to 13). This is typical for new buildings (including off-plan), where the main sales pool falls on the handover year and the completion period.
The average price per square metre in the building has been volatile:
– In Q3 2023 — around AED 3,150/m²;
– In Q2 2024 — a spike to almost AED 11,000/m²;
– On average over the last 12 months (for all 2-bedroom deals with correct area data) — AED 9,100/m².
At the same time, the average price per m² in Al Hebiah Fourth is significantly higher: for the same period — AED 10,600/m² (for all comparable 2-bedroom transactions).
The distribution of unit sizes and prices in the building indicates a wide spread of properties: from compact apartments of about 42–50 m² to large ones of 120–150 m², plus a few transactions above 200 m². Accordingly, the price per m² varies very widely (from AED 2,000 to AED 19,000/m², though the bulk of transactions falls within the AED 7,000–12,000/m² range).
Comparison with the area dynamics:
While prices in the building have shown pronounced volatility (a surge in mid‑2024 followed by a correction), the area trend has been smoother: from 2021–2022 the average price per m² has been gradually rising from AED 5,100–5,500 to AED 10,600–12,000/m² in 2024–2025 (depending on the quarter, the sample shows values up to AED 12,000/m²).
3. Rental market data and dynamics
The DLD database contains no valid rental contracts for 2-bedroom apartments in AMAL TOWER, in the Dubai Sports City master project, or in Al Hebiah Fourth over the last 12 months and for the entire available period, given filters for residential leases, sufficient contract value and unit size. Accordingly:
– It is impossible to determine the average annual rent per m² for 2-bedroom apartments from the official DLD database at any of the analysed levels (building, master project, area).
– It is impossible to assess rental dynamics, rate distribution, or the structure of rental demand in this segment.
4. ROI and investment yield
In the absence of any confirmed rental rates in the DLD database, it is not possible to calculate ROI for this building, the area, or the master project. Consequently, it is also impossible to derive a “fair price range” for a purchase targeting a 7–8% annual yield, since there is no officially verified, reliable rental base for yield calculations (not even at the broader area or master‑project level).
5. Conclusions on liquidity and outlook
AMAL TOWER is located in a rapidly developing segment of Dubai Sports City (Al Hebiah Fourth), as evidenced by the large number of sales transactions. Liquidity at the construction completion stage is high, and the property is in demand among buyers. Prices for 2-bedroom apartments in the building are slightly below the current 12‑month area average (building — AED 9,100/m², area — AED 10,600/m²); the spread in achieved prices is wide due to the broad range of unit sizes and sales phases.
However, there is no officially confirmed long‑term rental data for this segment in DLD, which prevents any robust analysis of yields and fair investment ranges. This is typical for new buildings, where valid rental contract data usually appears with a 1–2 year lag after handover. It makes sense for an investor to closely monitor the actual leasing of the first units and to update the ROI assessment once the first real contracts are recorded.
6. Short summary
– AMAL TOWER shows stable liquidity at the new‑sales stage, with transactions closing at prices slightly below the area average.
– There is no apartment rental data via DLD, so any yield estimates and any “fair purchase price range” for a 7–8% annual ROI are technically impossible to calculate.
– The first valid rental data can be expected 6–18 months after mass handover and occupancy. Until then, investment analysis is limited to the resale market without a yield benchmark.
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