1. Definition of the area and data structure
Actual location: DAMAC HILLS – GOLF GATE is located in the Al Hebiah Third area and is part of the DAMAC HILLS master project (according to DLD, building_name_en and area_name_en are identical). All subsequent comparisons and benchmarks will therefore be based on the Al Hebiah Third area and the DAMAC HILLS master project.
The database records 570 transactions for this building, with a focus on 1 b/r apartments. Liquidity can be assessed at both building and area level. For rentals, there have been no signed contracts over the past 12 months at either the building or master-project level — therefore, average rent and yield calculations are based on the area level (Al Hebiah Third, all residential apartments).
2. Transaction dynamics and liquidity
In DAMAC HILLS – GOLF GATE there has been consistently high activity for 1-bedroom apartments (1 b/r) since 2022, with a notable peak in Q1 2023. Quarterly transaction volumes have remained stable without significant drawdowns, indicating strong buyer interest (high liquidity).
Across Al Hebiah Third, transactions for similar units are also taking place at scale (874 deals over the past 12 months), which reinforces the conclusions on liquidity.
3. Purchase price dynamics (price per m²)
Average price per m² in DAMAC HILLS – GOLF GATE (1-bedroom apartments):
– Over the last 12 months: 13,695 AED/m² (94 transactions — a sufficient sample for assessment).
– Historical dynamics: since 2022, the quarterly average price in the building has ranged from 12,600 to 15,120 AED/m², with peaks recorded in Q2–Q3 2024.
Average price per m² in Al Hebiah Third (1-bedroom units):
– Over the last 12 months: 15,830 AED/m² (874 transactions, very high liquidity).
– Historical dynamics: until 2021, the average price fluctuated in the 9,000–11,000 AED/m² range, followed by a confident upward trend; after 2022 it has stabilised at 14,000–17,000 AED/m².
Comparison: over the past 12 months DAMAC HILLS – GOLF GATE has been trading at roughly 13% below the area average for 1-bedroom units. This may reflect both the delivery phase of new stock and the project’s positioning slightly below the average market level for the area.
4. Rental rates
According to DLD, there have been no recorded rentals of 1-bedroom apartments in DAMAC HILLS – GOLF GATE or in the DAMAC HILLS master project over the past 12 months (zero contracts). This is explained either by the newness of the complex or by the fact that most units have not yet been leased out. Direct estimates of the average rental rate for this building are therefore impossible.
At the Al Hebiah Third area level (all residential apartments), the average annual rent over the past 12 months amounted to 1,042 AED/m² (3,420 contracts — a very reliable sample). Earlier, at the beginning of 2022, rents were around 600–700 AED/m². Rental growth has been substantial: over 2 years the average rate has increased by more than 40%.
5. ROI calculation
At the individual building level (DAMAC HILLS – GOLF GATE), ROI cannot be calculated, as there is not a single recorded rental contract in the DLD database for the past 12 months.
At the area level (Al Hebiah Third, all apartments):
– Average purchase price over 12 months — 15,830 AED/m²;
– Average rent over 12 months — 1,042 AED/m².
– Gross yield for the area: 1,042 / 15,830 ≈ 6.6% per annum.
– After adjusting for transaction costs (7–8%), the effective initial yield falls to about 6.1–6.2% net, assuming no additional expenses and full occupancy.
6. “Fair investment price” range
For a target yield of 7–8% per annum, the price range that is fair for an investor at the area level (based on current rental data) is:
from 1,042 / 0.08 ≈ 13,025 AED/m² to 1,042 / 0.07 ≈ 14,885 AED/m².
The current average market price in the building (13,695 AED/m²) falls within this range, while the area average (15,830 AED/m²) slightly exceeds the upper boundary. This means that, from an investment perspective, a purchase is justified at the lower end of the market range or cheaper.
7. Investor takeaways
– DAMAC HILLS – GOLF GATE is a liquid building in an active area, with a stable volume of transactions for 1-bedroom apartments.
– Price growth in the building lags behind the area average; over the past 12 months deals in the building have been concluded on average 13% cheaper than in the area for comparable product.
– Rental demand in the area is growing, which supports apartment price levels for investors.
– The calculated gross yield for purchases in the area is 6.6%, with net ROI after all costs around 6.1–6.2%. To reach the typical investment benchmark of 7–8% per annum, either rents must rise further or the entry price must be more attractive.
– It is impossible to assess rental potential directly for the building (GOLF GATE): there are no rental contracts in the DLD database for the past 12 months. Decisions should be made cautiously, given the lack of confirmed rental demand for this specific complex.
– For an investor, buying at the lower end of the area price range (13,000–14,000 AED/m²) is a reasonable strategy, but rental assumptions should be made only once confirmed demand for this building appears.
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