1. Definition of the area and data structure
Actual location: according to DLD, Elite 9 Sports Residence is located in Al Hebiah Fourth and is part of the Dubai Sports City master project. All analysed transactions for 2-bedroom apartments are formally tied to this area, which makes aggregated data for Al Hebiah Fourth a valid benchmark for comparison.
2. Transaction volume and liquidity
For Elite 9 Sports Residence, 24 sale transactions for 2-bedroom apartments have been recorded over recent years. This indicates the presence of sporadic deals rather than large-scale sales within the building itself. In Al Hebiah Fourth, the annual volume of transactions for 2-bedroom apartments reaches into the hundreds and thousands, confirming a very high level of overall market liquidity.
3. Price dynamics and ranges for the building and the area
Elite 9 Sports Residence (2-bedroom apartments):
– Average prices per m² in the building over the last four years have increased from 4,700–5,300 AED (2020–2021) to 5,660–7,440 AED in 2024.
– In 2024, quarterly values are in the range of 6,200–7,440 AED/m².
– Size range of sold units: 112–116 m².
– The minimum recorded price per m² in the building is 4,000 AED; the maximum is almost 7,900 AED.
Al Hebiah Fourth (2-bedroom apartments):
– In 2020–2022, the average price per m² was at the level of 5,100–6,100 AED.
– In 2023, it rose to 6,300–7,700 AED/m².
– In 2024, there is a sharp increase: average quarterly prices reach 12,100 AED/m², significantly outpacing previous years.
– The average price per m² in the area over the last 12 months is 10,800 AED (based on almost 1,000 transactions).
Compared to the area, Elite 9 Sports Residence is selling at a substantial discount — the average price per m² is 30–40% below the area level.
4. Rentals: liquidity and current levels
For the building itself and the master project, there are no rental transactions for 2-bedroom apartments in the DLD sample — Elite 9 Sports Residence shows 0 registered rental contracts of this type. However, across Al Hebiah Fourth as a whole, more than 9,700 apartment rental contracts (all types) have been concluded over the last 12 months, confirming extremely high rental market liquidity.
Average rental levels in the area:
– The annual average rent for all apartments is 904 AED/m² (over 12 months).
– Over three years, rents in the area have increased from 520–600 to 750–900 AED/m², indicating strong demand dynamics even against the backdrop of rapidly rising prices.
– Quarterly rental values continue to grow steadily, which supports investor interest in the area from a long-term perspective.
Note: rental data is available only at the area level; for Elite 9 Sports Residence, rental income cannot be calculated due to the absence of valid contracts.
5. Comparison of building and area levels
– The building’s average purchase price per m² is significantly below the area market: 7,400 versus 10,800 AED/m².
– For rentals, a comparison is not possible due to the absence of transactions for the building. For the area, the average annual rent is 904 AED/m².
6. ROI and fair price range
– Purchasing in Elite 9 Sports Residence appears discounted relative to the market; however, for long-term income investment there is no supporting rental evidence.
– In the area, ROI_brutto (calculated from last year’s data) is 8.4% per annum.
– After standard expenses, ROI_net is around 7.8% per annum.
– The fair investment price range for the area at a target yield of 7–8% per annum is 11,300–12,900 AED/m² (calculation: 904 / 0.08 and 904 / 0.07). The current average area price is slightly below this investment “corridor”.
– For Elite 9 Sports Residence, it is not possible to correctly assess a fair price and ROI — without rental transactions in the building, it is meaningless to rely solely on area-level yield ratios.
7. Liquidity and investor outlook
The Al Hebiah Fourth market is characterised by very high volumes of both sales and rentals, indicating strong demand not only for end use but also for leasing. Prices are growing at a pace that outstrips many other parts of the city. Elite 9 Sports Residence itself is selling at a noticeable discount to the area, but its rental market liquidity has not been confirmed.
Thus, Elite 9 Sports Residence may be of interest for a purchase aimed at subsequent capital appreciation, but an investor should understand the risks and independently verify rental demand before entering into a deal. ROI for the building cannot be forecast due to the lack of confirmed rental data; for the area it stands at 8.4% gross and 7.8% net.
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