1. Definition of the area and data structure
Actual location: according to current DLD data, the building ARENA APARTMENTS (2-bedroom units) is located in Al Hebiah Fourth, within the Dubai Sports City master project. These parameters are confirmed by a sample from the sales registry.
Over the past 5 years, there have been 46 transactions involving 2-bedroom units in this building. Around 460 rental contracts have been registered for the building as a whole over 5 years; however, rentals specifically for 2BR units are not separated in the database — the report analyses aggregated data for all apartments in the building.
2. Liquidity of the property and the area
Sales volume for ARENA APARTMENTS 2BR stands at 1–7 transactions per quarter, which indicates a regular, albeit not very large, secondary market. The Al Hebiah Fourth area shows significantly higher activity: in recent quarters the number of apartment transactions has exceeded 800–1100 per quarter, confirming high liquidity and strong demand for the area overall.
Rental volumes are also stable: the building consistently records 15–30 contracts per quarter (across all apartment types), which ensures a normal level of rental demand and liquidity.
3. Dynamics of purchase prices
ARENA APARTMENTS (2-bedroom):
– In 2020–2021 the average price per m² fluctuated around 4,700–6,700 AED.
– In 2022–2023 there was growth to 6,300–7,000 AED/m².
– Over the last 12 months, the average sale price in the building (2-bedroom) has been 8,672 AED/m².
Al Hebiah Fourth area:
– In 2020–2021 area prices were 6,000–8,000 AED/m².
– In 2023 the average price exceeded 9,000 AED/m².
– Over the last 12 months the average price has been 12,437 AED/m².
This means that ARENA APARTMENTS is trading at a 30–35% discount to the average area price per m².
4. Dynamics of rental rates
ARENA APARTMENTS (all apartments):
– In 2020–2021 the average rent was 470–480 AED/m²/year.
– In 2022–2023 rates increased to 540–610 AED/m².
– Over the last 12 months the average registered rental rate in the building has been 752 AED/m²/year.
Al Hebiah Fourth area:
– In 2020–2021 average rates were 470–500 AED/m²/year.
– In 2023–2024 — 750–909 AED/m²/year.
– Over the last 12 months — 905 AED/m²/year.
5. Comparison of prices and rents, yield (ROI)
Current average sale price in the building (2-bedroom): 8,672 AED/m².
Area benchmark: 12,437 AED/m².
Average rental rate in the building: 752 AED/m²/year (last 12 months).
Area benchmark: 905 AED/m²/year.
Brutto ROI (formula: rent per m² / price per m²):
– Building: 752 / 8,672 ≈ 8.7%.
– Area: 905 / 12,437 ≈ 7.3%.
Taking into account transaction costs (≈7–8%), the effective (net) yield is:
– Net ROI for the building ≈ 8.7% / 1.07 ≈ 8.1%, for the area ≈ 6.8%.
Investment-fair price range to achieve a 7–8% yield for an investor (based on current rental levels):
– For the building: 752 / 0.08 ≈ 9,400 AED/m² (for a target yield of 8%), 752 / 0.07 ≈ 10,740 AED/m² (for 7%).
– The actual average price (8,672 AED/m²) is even slightly below the range for 8% and clearly below the “ceiling” for 7%; this makes the property a rational choice for an investor focused on stable income.
– A similar calculation for the area gives a fair price range of 11,300–12,930 AED/m² (area rent 905 AED/m²/year). The actual market price is above the lower boundary of this range, so both the area and this specific property remain attractive.
6. Conclusions and outlook
ARENA APARTMENTS, as a mid-price segment property, demonstrates consistently high brutto ROI relative to the market benchmark: the yield exceeds the area average, while the purchase price offers a ~30–35% discount to the market. At the same time, rental demand is confirmed by the substantial number of contracts in the building.
The Al Hebiah Fourth/Dubai Sports City market has experienced significant growth over the past 2 years, and the near-term outlook for an investor in this building appears balanced: high current net yield, stable demand, potential for capital appreciation, and sufficient market liquidity.
The property is recommended for a buy-to-let strategy aimed at generating current income with moderate capital gains. For a seller, this also defines a clear range: the building will remain attractive to investors even with a modest price increase (up to 9,400–10,700 AED/m²), provided the current rental dynamics persist.
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