ROI analysis of apartment in Cricket Tower: DLD data and real deals

1. Definition of the area and data structure

Actual location: according to DLD, the Cricket Tower building fully coincides with the Al Hebiah Fourth district and the Dubai Sports City master project. All indicators below are based on transactions at this address in the DLD database.

2. Liquidity and demand

Over the past 12 months, 26 apartment sale transactions (all types) have been registered in Cricket Tower. This is an average volume for the affordable housing segment. At the Al Hebiah Fourth district level, more than 3,300 transactions were concluded over the same period: the area is characterized by high liquidity and stable demand. The volume of new rental contracts in Cricket Tower over the last 12 months is 76, and over 8,000 in the district as a whole, which indicates strong demand for housing both in the building and in the area.

3. Three‑year price dynamics: building and district

Over the past three years, the average price per square meter in Cricket Tower has shown steady growth:
– In 2022, average prices were in the range of 5,300–6,400 AED/m².
– In 2023 – from 7,600 to 8,800 AED/m².
– In 2024, growth is observed: in the last quarter of 2024 the average price in the building is about 9,200 AED/m²; from 2025 – around 10,000 AED/m².

In Al Hebiah Fourth the trend is more pronounced:
– In 2022 and early 2023, prices fluctuated in the range of 6,400–8,000 AED/m².
– From 2023, all quarters show steady growth: by the end of 2024 the average price reached 10,400 AED/m², and in 2025 – 11,300–13,600 AED/m².

It is important to note that prices in Cricket Tower are 20–25% below the district average in 2024–2025.

4. Distribution of unit sizes and prices in the building

In Cricket Tower, apartment sizes range from 34–75 m² (typical for the 1–2 bedroom segment, although the request was for 2BR, the sample for them is empty). The actual price range per m² is from 5,300 to 13,000 AED/m²; around 80% of sales occur in the 7,000–11,000 AED/m² “corridor”. The price range reflects both resale units with varying levels of fit-out and differences in view, floor, and apartment condition.

5. Rental dynamics

Rental rates per square meter in Cricket Tower have shown steady growth over the past three years:
– In 2022 – 530–590 AED/m² per year.
– In 2023 – 630–700 AED/m².
– In 2024 – already 770–850 AED/m², and in 2025 (based on current contracts) – 860–950 AED/m².

In Al Hebiah Fourth the trend is similar, but rates are slightly higher, starting from just above 700 AED/m² in 2023 and reaching 900–930 AED/m² at the beginning of 2026.

6. 12‑month comparison: current price/rent levels

The average sale price (all apartments) over the last 12 months in Cricket Tower is approximately 10,200 AED/m², and 12,600 AED/m² for the district.
The average annual rent per m² in Cricket Tower is 850 AED/m², versus 910 AED/m² for the district.
Thus, both in terms of sale price and rent, the building trades at a small discount to the district (the rent gap is around 6–7%).

7. ROI and “fair price for an investor” range

– The gross yield for Cricket Tower, calculated over the last 12 months, is approximately 8.3% per annum (850 / 10,200).
– For the district, the comparable figure is about 7.2% (910 / 12,600).
– Taking into account transaction costs on entry (~7–8% of the purchase price, typical for Dubai), the effective net yield (net ROI) adjusts to 7.7–7.8% for the building and 6.7–6.8% for the district.

Fair investment price range to achieve a 7–8% yield:
– For Cricket Tower: with rent at 850 AED/m² – a price range of 10,600 to 12,100 AED/m². The actual average transaction price is slightly below the upper bound of the fair range: the market is balanced, and an additional investor discount is not mandatory.
– For the district, the fair range is 11,400–13,000 AED/m². The market price in the district is close to this level.

Important note: all values are calculated based on the average DLD data set for the last 12 months and do not constitute a formal valuation.

8. Conclusions and outlook

– Cricket Tower is a liquid residential building in Dubai Sports City, with sufficient transaction and rental volume.
– The average price in the building has historically maintained a discount to the district (Al Hebiah Fourth), while rents are also below the district average.
– At the moment, the yield in the building exceeds the district level due to a more affordable price with comparable rental rates.
– Over 3 years, both prices and rents have shown steady growth, indicating strong demand for the affordable housing segment from both investors and tenants.
– From an investment perspective, an apartment in Cricket Tower suits a conservative investor focused on a balance of liquidity, yield, and minimal vacancy. However, a significant upside in capital value relative to the district should not be expected.
– Over a 1–3 year horizon, if trends in Dubai Sports City persist, further growth in prices and rents is likely, but the yield premium to the district may gradually narrow.
– For sellers: pricing above 12,000 AED/m² will be justified only for units with genuinely unique characteristics.