Skip to content
1. Definition of the area and data structure
Actual location: according to DLD, GLITZ RESIDENCE 1 is unequivocally classified as being in Al Hebiah Second (master project Dubai Studio City). All calculations below are based on this identification and on using the relevant filter by area and apartment type (2-bedroom).
Deal structure: the DLD database contains 109 transactions for GLITZ RESIDENCE 1, including confirmed data for 2-bedroom (2 b/r) apartments for recent years. Overall sales activity in Al Hebiah Second for 2-bedroom residential apartments is also very high — more than 400 transactions over the analysis period.
Rental contracts: in GLITZ RESIDENCE 1 itself and in the Dubai Studio City master project there are no registered valid lease contracts for 2 bed room apartments, and in general there is no direct data in the DLD database on typical rental rates for this building. However, in Al Hebiah Second the volume of registered valid residential contracts is substantial (over 6,000), which allows this level to be used as a rental benchmark.
2. Price dynamics per square metre (sale)
GLITZ RESIDENCE 1 (2-bedroom apartments):
– In 2021, transactions were concluded at an average price of 5,700–6,400 AED/m².
– In 2023, the average level increased to 7,200–7,400 AED/m².
– In the first half of 2024, the average transaction level is around 8,050 AED/m², while in Q2 2024 it is 6,312 AED/m² (there are quarter-to-quarter fluctuations, which is typical with low volumes — about 2 deals per quarter).
– Over the last 12 months, the average transaction price was 8,725 AED/m².
Al Hebiah Second (2-bedroom apartments, all buildings):
– In 2020–2021, average prices ranged from 6,800 to 9,100 AED/m², with some quarters spiking up to 16,500 AED/m² (likely one-off premium transactions).
– In 2023–2024, there has been rapid growth: in the last year, quarterly averages have reached 10,900–13,400 AED/m².
– The 12‑month average price for the area is 12,601 AED/m², which is 44% higher than the current level for GLITZ RESIDENCE 1.
3. Rental rate dynamics and levels
According to DLD, there are no registered rental contracts for 2-bedroom apartments in GLITZ RESIDENCE 1 or in the master project. At the Al Hebiah Second area level, the dynamics are as follows:
– In 2020–2022, rents were 570–725 AED/m²/year.
– In 2023, there was rapid growth: early quarters at 720–790 AED/m², the last quarter at 798 AED/m².
– In 2024, quarterly averages are 960–1,060 AED/m², with the latest contracts at 1,047–1,060 AED/m².
– The average rental rate over 12 months in Al Hebiah Second is 1,075 AED/m²/year across all apartment types.
4. Liquidity and activity comparison
The building has retained a certain level of liquidity: 2-bedroom transactions occur in almost every quarter, but volumes are only 1 to 4 deals per quarter. The area as a whole shows high liquidity — for 2-bedroom apartments there are more than 25 transactions per quarter in 2024, and for rentals there are hundreds of new contracts each quarter, confirming strong demand and fast turnover of residential units.
5. ROI and “fair” price for an investor
Actual levels over the last 12 months:
– GLITZ RESIDENCE 1 (2-bedroom): purchase price — 8,725 AED/m² (actual transactions), no valid rental data, ROI cannot be calculated.
– Al Hebiah Second: average purchase price — 12,601 AED/m², average annual rent — 1,075 AED/m².
Indicative gross yield calculation (ROI, area level only):
– ROI_brutto for the area ≈ 1,075 / 12,601 ≈ 8.5% per annum.
– Possible mathematical range of fair prices for an investor targeting a 7–8% yield: 1,075 / 0.08 = 13,438 AED/m² (for 8%), 1,075 / 0.07 = 15,357 AED/m² (for 7%).
– The actual average price in the area is already at the lower boundary of this “investment fair range”. This indicates that the current market is very close to the balance point between purchase price and potential yield; no additional discount is required to secure a 7–8% ROI.
– For GLITZ RESIDENCE 1 itself, a direct rental comparison cannot be calculated — DLD has no data on rental rates in this building.
Adjusting to net yield (taking into account transaction costs and commissions) gives ROI_net ≈ ROI_brutto / 1.07–1.08, meaning the actual net yield for the area will be in the 7.8–7.9% range. Thus, the level of net ROI in Al Hebiah Second for a typical investor today is at the upper end of the Dubai market.
6. Conclusions
GLITZ RESIDENCE 1 is gradually appreciating, but its growth rate lags behind the area average (8,725 AED/m² vs 12,601 AED/m²). Over the last 12 months, the building has been selling noticeably below the average price for the location. This may indicate potential undervaluation of this specific asset, or particular layout and demand features within the building. Liquidity is stable but not exceptionally high.
The rental rate for the building cannot be determined from DLD — when making a decision, additional data from other sources (agencies, aggregators) must be analysed. ROI and investment appeal at the area level can be considered very strong for Dubai (8.5% before costs, 7.8% after costs), but it is not possible to guarantee such figures for this specific building without DLD‑based diversification on the rental side.
Key risks for an investor are relatively low liquidity within this particular building and potential underperformance of resale prices. The outlook for the area is positive: demand is steady, transaction volumes are high, and long-term price growth is evident.
Related Articles
- ROI analysis of apartment in Mayas Geneva: DLD data and real deals
- ROI analysis of apartment in AXIS RESIDENCES 8: DLD data and real deals
- ROI analysis of apartment in HAMILTON HOUSE: DLD data and real deals
- How to sell an unit in Dubai in Silicon Star 2 – analysis 2026
- ROI analysis of apartment in Loci Residences: DLD data and real deals
