1. Area definition and data structure
Actual location: Based on DLD data, the building Sobha Creek Vistas Grande is located in the Al Merkadh area (per DLD: area_name_en = ‘Al Merkadh’), master project SOBHA HARTLAND.
2. Number and structure of transactions
Over the entire history, the DLD database records 282 sale transactions for 2BR apartments (two-bedroom) specifically in the Sobha Creek Vistas Grande building. This is a sufficient volume for robust statistics. No material overlaps with neighbouring buildings were identified in this context.
For rentals (based on direct DLD contracts for the building and the master project), no valid 2BR contracts were found. There is, however, a substantial pool of contracts across the entire Al Merkadh area (26,249 contracts), therefore all rental and yield estimates are provided at the area level.
3. Sales dynamics and structure for the building and the area
Average price per square metre over the last 12 months for the building (2BR):
- Average price per m² (last 12 months): 20,086 AED (102 transactions).
- For comparison, across Al Merkadh (2BR) — 20,245 AED (894 transactions over the same period).
Price dynamics for 2BR in the building — from Q4 2022 to Q2 2025, fluctuations in the average price per m² are very minor (from 19,200 to 20,700 AED); there are no historical crashes or sharp spikes. The level has consistently remained above the area average in 2022–2023; in recent quarters, prices in the area and in the building almost coincide.
Across Al Merkadh (2BR), a stable upward trend has been observed since 2020: from 14,300 AED/m² (early 2020) to 20,700 AED/m² (Q4 2025).
Transaction volume in the building — 40–60 deals per quarter, indicating good liquidity. Across the area, quarterly volumes reach hundreds and even thousands of transactions, confirming strong demand and a well-developed resale market.
4. Rental dynamics and rates in the area
In Sobha Creek Vistas Grande and the Sobha Hartland master project, there are 0 current registered rental contracts for 2BR — this is due to the newness of the project and a high share of investors who either have not rented out their units or have concluded deals directly outside the online registry.
Therefore, all rental and yield estimates are given for the Al Merkadh area (based on a sample of more than 10,000 contracts per year):
- Average annual rental rate per m² (last 12 months, all apartment types): 1,544 AED.
- Rental rate dynamics in the area: growth from 600–800 AED/m² (2020–2021) to 1,500+ AED/m² in 2024–2025, which reflects rising rental demand in the location and a more active market.
This is an average rate for all layouts; there is no direct data for 2BR, but historically the difference between 1BR and 2BR within new residential complexes in the area is under 10%.
5. Comparison of the building and the area (price levels)
Over the last 12 months, the sale price per square metre in the building (20,086 AED) almost matches the area average (20,245 AED). This situation is typical for highly competitive new residential projects in clusters without a strong standalone brand or a uniquely superior position relative to their surroundings.
6. ROI and investment fair price range
Estimated rental yield (ROI) based on current DLD market data (assuming full overlap of rental and sale periods):
- Roughly, ROI_brutto for the area (Al Merkadh, all apartments) = 1,544 / 20,245 = 7.63%
- Taking into account entry costs (≈7%): ROI_net ≈ 7.13%
“Investment fair price” for targeting a 7–8% annual yield:
- With rent at 1,544 AED/m², the “fair range” for an investor is from 19,300 to 22,100 AED/m².
- The current price level in the building (20,086 AED/m²) is almost in the middle of this corridor.
- This means that the market in this location is adequately priced from an investment standpoint; no discount (or only a minimal one) is required for an investor.
- Without an increase in average rents or a decline in market prices, the room for significantly higher yields is already exhausted.
7. Overall assessment of liquidity and outlook
- In terms of the number and regularity of 2BR transactions in Sobha Creek Vistas Grande, liquidity is very high; there has been no significant drop in demand, and by late 2024–2025 the price level has stabilised.
- The Al Merkadh area and the SOBHA HARTLAND master project also demonstrate high turnover.
- Registered rental activity in the building/project is below the area average (per DLD registrations), but this is explained by the young age of the asset; as handovers complete and the investor share declines, the actual stock of rental transactions is expected to grow.
- Investor outlook: over a 3–5 year horizon, the trend structure does not suggest sharp increases or decreases in yields. The current price level already correlates with current rental yields of around 7–8% per annum (ROI_brutto), which is in line with the market for new upper-mid segment projects in Dubai.
- The potential for capital appreciation is limited, but high liquidity, solid demand and the asset’s competitiveness make it suitable for a balanced investment strategy targeting market-average returns.
Limitations: All numerical yield and fair price estimates are based solely on averaged DLD data for the area, as there are no rental registrations specifically for the building.
Related Articles
- How to buy an apartment in Dubai in Avanti – analysis 2025 — 23.12.2025
- Best Apartments in Dubai Marina: Prices, New Developments and Investment Potential
- ROI analysis of apartment in Samana Waves: DLD data and real deals
- How to sell an apartment in Dubai in Beverly Residence – analysis 2026
- ROI analysis of apartment in VILLA PERA: DLD data and real deals
