ROI analysis of apartment in DAMAC HILLS – GOLF GATE: DLD data and real deals

1. Definition of the area and data structure

Actual location: According to DLD, the building DAMAC HILLS – GOLF GATE is located in the Al Hebiah Third area, within the DAMAC HILLS master project. The analysis includes one-bedroom apartments (1BR).

Database volume: For DAMAC HILLS – GOLF GATE, 431 transactions with 1BR units have been recorded, and a total of 570 residential transactions across all layouts. In DLD_rent_contracts, 206 rental contracts for the building have been found over the past 2 years, which allows for robust comparative and dynamic assessments. Overall, in Al Hebiah Third and the apartment segment (Residential, Flat), the volume of sales and rentals is substantial.

2. Sales dynamics and liquidity

Number of sales of residential 1BR apartments in DAMAC HILLS – GOLF GATE by year: 2022 — 123 transactions, 2023 — 145, 2024 (partial) — 35. The building is new, with the peak of handover and sales in 2022–2023. The transaction volume indicates good liquidity with stable demand.

By quarter, the average price per m² ranged as follows:
– 2022: 13,200–13,700 AED/m²
– 2023: 12,650–14,000 AED/m²
– 2024: 13,500–15,100 AED/m²

The dynamics are moderately volatile, with a slight trend towards growth/stabilisation in 2023–2024.

Across Al Hebiah Third as a whole, a growth trend is visible:
– 2020: 10,100–11,700 AED/m²
– 2021: 10,000–11,900 AED/m²
– 2022: 10,800–12,250 AED/m²
– 2023: 11,400–15,050 AED/m²
– 2024: 13,560–16,000 AED/m²

Thus, over five years the increase in the average price per m² has exceeded 40%.

3. Average price and rent over the last 12 months

The average sale price per m² for 1BR units in DAMAC HILLS – GOLF GATE over the last 12 months (based on all relevant transactions) is 13,500 AED/m².
The average for Al Hebiah Third is around 15,400 AED/m², meaning the building is currently selling slightly below the district’s average market level.

The average annual rental rate in the building (all apartment types) is 1,160 AED/m²; for the district — 1,040 AED/m².
This means that rents in the building itself are above the district average, which is typical for new projects with a modern amenity stack.

4. Rental dynamics

For DAMAC HILLS – GOLF GATE, the average annual rental rate fluctuated in the range of 1,100–1,220 AED/m² by quarter in 2025–2026.
Across Al Hebiah Third, the yearly dynamics show that since 2020 rental rates have almost doubled (from 500 to 1,100 AED/m² in 2025–2026), which indicates solid growth in demand and a general market trend of strengthening yields in this cluster.

5. ROI and fair price range

– Gross yield for the building: 1,160 / 13,500 ≈ 8.6% per annum.
– For the district: 1,040 / 15,400 ≈ 6.8% per annum.

Taking into account overheads, initial and registration costs (in total about 7–8% of the purchase price), the net yield for the building will be 8.6% / 1.07–1.08 ≈ 8.0–8.05% per annum; for the district — about 6.3–6.4%.

The actual market price per m² in the building (13,500 AED/m²) already corresponds to / slightly exceeds the “investment fair price” for buyers targeting a 7–8% annual yield (the fair range is 1,160 / 0.08 = 14,500 AED and 1,160 / 0.07 = 16,570 AED/m²). In other words, the current price in the building is in a favourable zone for investors focused on a 7–8% annual return.

6. Final assessment and outlook

DAMAC HILLS – GOLF GATE (1BR) demonstrates high liquidity, with stable demand for both purchase and rent. The growth in price per m² in the building is moving in line with the district, while rents remain elevated and investment yields are above the average for Al Hebiah Third. The dynamics of rental rates and price per m² indicate that the cluster is attractive for investors over the next 3–5 years. The building and the area are in demand, with no prerequisites for a decline in liquidity.

In conclusion, at current price levels, purchasing and renting out 1-bedroom apartments in DAMAC HILLS – GOLF GATE on a long-term basis appears justified from an investment perspective, with a market yield of around 8% (net) and protection against sharp drops in market prices. For an investor, the building offers a premium yield relative to the district, while the potential for further rental rate growth remains.