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1. Definition of the area and data structure
Actual location: Golf Tower belongs to the Al Hebiah Fourth area, master project Dubai Sports City, according to DLD data. The queries were built for the building with an exact name match and with a specification of the apartment type (2-bedroom) to keep the metrics relevant.
2. Sales transaction analysis (Golf Tower, 2-bedroom apartments)
Over the past four years, 2-bedroom apartments in Golf Tower have shown steady market activity with regular transactions: from 1 to 8 sales were recorded in each quarter, i.e. liquidity is above average. The most active periods were the last year and a half, with 3–8 deals closed every quarter.
The dynamics of the average price per m² in the building from 2020 are as follows:
– In 2020–2021 price fluctuations were moderate (4,700–6,500 AED/m²).
– In 2022–2023 the average level remained in the 4,300–6,400 AED/m² range, with some quarters showing declines.
– In 2024–2025 there is an upward trend: over the last 12 months the average price was around 7,023 AED/m², with some quarters reaching 7,200 AED/m².
3. Comparative area analysis
The average price per m² in the area for 2-bedroom apartments has been growing significantly faster:
– In 2020–2022 values ranged from 5,100 to 6,300 AED/m².
– From late 2022–2023 prices rose sharply, reaching 9,100–12,100 AED/m² in 2024 and even 11,690 AED/m² in the first quarter of 2026.
– Over the last 12 months the area average reached 10,689 AED/m², which is substantially higher than prices in Golf Tower.
Thus, 2-bedroom apartments in Golf Tower are currently selling at roughly a 34% discount to the area average, which makes the building a discounted opportunity relative to the dynamics of Al Hebiah Fourth.
4. Rental rate analysis
Based on the DLD dataset of new rental contracts in recent years, no formalized transactions for 2-bedroom apartments were found for Golf Tower, the Dubai Sports City master project, or the Al Hebiah Fourth area (at the unit, building, or area level). This may be due to the specifics of ownership (often non-resident owners, short-term rentals, lack of or opaque ejari data for this asset type) as well as low representativeness of contracts of a certain type.
Accordingly, as of now it is not possible to calculate an average 12‑month rental rate for the building or the area. As a result, ROI calculations for Golf Tower or comparisons with the area-level yield are not possible on the basis of DLD data.
5. Liquidity assessment and asset outlook
Golf Tower demonstrates good market liquidity for 2-bedroom apartments; transactions occur steadily and regularly, confirming sustained demand despite the discount to the area. Price growth per m² in the building is more moderate than in the area: while prices in Golf Tower have increased by less than 10% over the year, area prices in 2023–2025 have significantly outpaced the general market, exceeding 50%. This may indicate both the launch of major new projects and an inflow of investors into the location. From an investor’s perspective, Golf Tower is attractive as a “discount to the area” purchase with good liquidity, but calculating actual yield is impossible without confirmed DLD rental data.
6. Comparative price analysis and “fair investment price” range
Since DLD data do not allow us to determine market rents for this asset segment, it is not possible to calculate a “fair” price range for a target yield of 7–8% per annum (there are not enough rental contracts, and therefore no objective basis for assessing investment returns). This is an important caveat: any yield estimates will be invalid without confirmation of the actual rental contract dynamics specifically for 2-bedroom apartments.
7. Summary
Golf Tower is an asset with stable liquidity in the 2-bedroom segment, offering a noticeable discount to the sharply increased average price level in Al Hebiah Fourth. The lack of reliable rental data and the inability to calculate ROI make a comprehensive income-based investment assessment impossible: treating the building as a pure rental investment is currently risky without information on actual rental rates. For end use or for a purchase “below area market,” the building looks attractive, but it should be approached cautiously for a rental portfolio.
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