1. Definition of the area and data structure
Actual location: According to DLD, Golf Tower is located in Al Hebiah Fourth, within the Dubai Sports City master project. For the analysis I use transactions and lease contracts verified for this building and this area.
Data structure: In total for Golf Tower (regardless of apartment type) there are 65 registered sales for 2020–2025 and 331 valid lease contracts in DLD over recent years. All sales and rental values are normalized to a per‑square‑meter format; room filters in the “0BR” (studio) format are not shown as separate lines for this project, as there is not a single DLD transaction with a separate “studio” track by room/type.
2. Liquidity of the building and the area
Over the past four and a half years, Golf Tower has seen between 7 and 22 sales per year, which indicates steady demand and an active resale market. In Al Hebiah Fourth (Dubai Sports City and adjacent complexes), the number of transactions runs into the thousands annually — the area is very active, with proven transactional dynamics. The rental volume in the building is also high (hundreds of contracts over the last 3 years), which secures strong liquidity for investment purposes.
3. Price and rental dynamics over 3–5 years
Golf Tower — sales dynamics:
– 2020–2021: average price per sq m fluctuated in the 4,000–6,500 AED/m² range,
– 2022: spikes between 5,300 and 6,200 AED/m²,
– 2023: noticeable growth — quarterly range of 4,300–8,300 AED/m², with high variability (few deals in some periods),
– 2024–24Q4: building average at 6,200–7,800 AED/m²,
– 2025 (most recent quarters): approximately 7,000–8,300 AED/m².
Al Hebiah Fourth (benchmark):
In 2020–2022 the average price per sq m in the area was around 6,000–8,200 AED/m²; in 2023 it increased to 9,300–11,700 AED/m²; in 2024–2025 it reached 10,400–13,500 AED/m². The area has been appreciating faster than Golf Tower itself.
Golf Tower — rental dynamics (annual rate per 1 sq m):
– 2020–2021: 410–510 AED/m²,
– 2022: 420–480 AED/m²,
– 2023: 470–550 AED/m²,
– 2024: 510–610 AED/m²,
– 2025: 620–710 AED/m²,
with a clear upward trend as the market recovers from the COVID minimum.
By area:
– 2021–2022: 470–520 AED/m²,
– 2023: 620–730 AED/m²,
– 2024: 750–820 AED/m²,
– 2025: ~910 AED/m² in the latest quarters.
The area maintains a higher average rental rate than Golf Tower and is also growing steadily.
4. Current market levels (12 months) and comparison with the area
Purchase price:
– Golf Tower: 12‑month average price — 7,210 AED/m².
– Al Hebiah Fourth: 12,565 AED/m² (the area is on average significantly more expensive: +74% versus the building).
Rental rate:
– Golf Tower: 12‑month average rental rate — 644 AED/m²/year.
– Al Hebiah Fourth: 915 AED/m²/year (a +42% premium in favor of the area).
5. Yield and assessment of investment attractiveness
ROI (annual income as a percentage of the market value of the apartment):
– Gross ROI for Golf Tower: 644 / 7,210 ≈ 8.9% per year.
– Gross ROI for the area (benchmark): 915 / 12,565 ≈ 7.3% per year.
Adjustment for entry costs (taxes, commissions, acquisition expenses ≈7–8%):
– Net ROI for Golf Tower: ≈ 8.2–8.3%.
– Net ROI for the area: ≈ 6.7–6.8%.
“Fair price range” for a 7–8% yield:
– For Golf Tower: if we take the rental rate of 644 AED/m² as a reference, an investor can consider a comfortable entry price per sq m in the following range:
– For 8% ROI: 644 / 0.08 = 8,050 AED/m².
– For 7% ROI: 644 / 0.07 = 9,200 AED/m².
– The actual market level (7,210) is even below the calculated threshold for an 8% ROI: the current price allows you to enter with a yield already above the area average.
– For the area: a similar comfortable purchase range is 11,400–13,070 AED/m², with the actual area price at 12,565 AED/m² (slightly below the upper bound, but above the lower bound of the target yield range).
6. Conclusions for the investor
Golf Tower offers a significantly higher yield than the Al Hebiah Fourth market average (8.2% versus 6.7%), which is supported both by current market prices and by revenue levels from DLD lease contracts. The building trades at a substantial discount to the area (–40–45% based on transactions in recent years), despite an active resale market and strong, non‑migrating rental demand.
In recent years both rental rates and capital values have been growing steadily and dynamically. At the same time, Golf Tower significantly lags behind the area in both purchase prices and rental rates — this may reflect age, infrastructure or positioning differences relative to newer or more prestigious projects.
If the goal is to achieve a net market yield above 8% in a growing, liquid area, this building offers an attractive opportunity to buy at a discount to the wider market.
The market for both the area and the building is generally balanced, fast‑growing, with very high liquidity (in terms of the number of transactions and new leases). This is a promising segment, and the price gap between Golf Tower and the area may gradually narrow as internal and external location drivers continue to strengthen.
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