ROI analysis of apartment in Elite 5 Sports Residence: DLD data and real deals

1. Definition of the area and data structure

Actual location: according to DLD, Elite 5 Sports Residence is located in Al Hebiah Fourth, within the Dubai Sports City master project. The filters used for the analysis fully match the DLD database parameters; we analyse studios only.

DLD records show 96 sales transactions for studios (0BR) in Elite 5 Sports Residence, as well as a large rental dataset — 984 confirmed studio lease contracts. This provides sufficient volume for in-depth analysis both for the building itself and in comparison with the wider area.

2. Transaction dynamics and liquidity

The analysis shows consistently active trading in studio apartments in this building over the past 4 years: in each quarter there were on average from 2 to 8 sales, with no signs of a market freeze even during challenging periods (for example, during COVID in 2020). The transaction volume indicates stable liquidity; the asset is neither “frozen” nor unattractive to buyers.

3. Average price per square metre trends — building vs area

From 2020 to 2024, the average price per m² for studios in Elite 5 Sports Residence has grown significantly: from around 6,000–7,000 AED/m² in 2020–2021 to more than 10,000 AED/m² in 2024. Peak values in 2024 reach 10,743 AED/m². This is a notable increase, especially compared with the wider area. In Al Hebiah Fourth (for typical apartments) the comparable growth is from 6,000–8,000 AED/m² to 11,000–12,000 AED/m² and above in 2024. At present, the price per m² in the building is roughly 20% below the area average over the last 12 months, which should be taken into account when assessing investment appeal.

4. Averages over the last 12 months

According to DLD:

– Average purchase price for a studio in the building over the last 12 months: 10,002 AED/m² (16 transactions).
– Average purchase price in Al Hebiah Fourth — 12,584 AED/m² (all apartments in residential buildings).

For rentals:

– Average rental rate per m² in Elite 5 Sports Residence (studios) over the last 12 months: 962 AED/m²/year — based on a sample of more than 100 contracts.
– Average rental rate in Al Hebiah Fourth (all apartments): 841 AED/m²/year (i.e. the rental rate in this building is actually higher than the area average).

Studio sizes in the building range from 39 to 45 m². The range of actual rental rates for studios based on confirmed contracts over the last 12 months is from 641 to 1,462 AED/m²/year; the median is close to the mean, and extreme values are rare.

5. Yield (ROI) and fair price assessment

Brutto ROI for studios in the building based on recent sales and leases:
– ROI_brutto (building, studios) = 962 / 10,002 = 9.6% per annum.

Brutto ROI for the area (all apartments):
– ROI_brutto (area) = 841 / 12,584 = 6.7% per annum.

Net ROI (taking into account acquisition costs of 7–8%):
– For the building: ROI_net ≈ 9.6% / 1.08 ≈ 8.9% per annum.
– For the area: ROI_net ≈ 6.7% / 1.08 ≈ 6.2% per annum.

Fair price range (calculation for an investor targeting a 7–8% yield):

– For studios in the building: at the current rent of 962 AED/m², the fair purchase range is 12,025–13,743 AED/m² (for a target yield of 7–8%).
The current average market price is about 10,000 AED/m², meaning that buying at today’s price delivers a yield ABOVE the 7–8% target range.
– For the area: the fair range for a rent of 841 AED/m² is 10,518–12,014 AED/m²; the market is selling at 12,584 AED/m², i.e. the area has already moved above the upper bound, and achievable yields there are closer to 6–6.5%.

6. Distributions and liquidity commentary

For studios, both in sales and rentals, there are no signs of a “sluggish” market. The purchase price range over the last 12 months is from 6,744 to 17,711 AED/m², but the bulk of transactions is concentrated between 9,000 and 11,000 AED/m², with few significant outliers. Studio rents are almost always above 850 AED/m²; sharp drops are rare, and more often there is a premium for higher-quality units.

7. Investor conclusions

Elite 5 Sports Residence is one of the most liquid buildings for studio investments in Dubai Sports City/Al Hebiah Fourth. Based on actual DLD data:
– Transaction and contract liquidity is high, with stable turnover in both categories.
– Price and rental dynamics are positive; demand is not weakening even as prices rise.
– The current brutto ROI for studios here is higher than the area level (9.6% versus 6.7%), and even after all costs, purchasing at real market prices delivers 8.9% net per annum.
– At current price levels, this building is significantly more attractive for an investor than the average asset in the area, and it retains a solid yield cushion even if prices continue to grow.
– For a seller, the current fair market price range (and the levels desirable for investors) is above actual transaction prices — there is room either for a gradual increase in asking prices or for a quick sale at market with premium yield positioning.

ESG/Long-term outlook: the area continues to gain importance; its liquidity is clearly not a temporary phenomenon.