ROI analysis of apartment in GOLF VIEW RESIDENCE: DLD data and real deals

1. Area definition and data structure

Actual location: GOLF VIEW RESIDENCE building (the filter under analysis is 1-bedroom apartments) is recorded by DLD as being in Al Hebiah Fourth, within the Dubai Sports City master development. This linkage is confirmed by transactions in the DLD database.

2. Activity and liquidity characteristics

For 1-bedroom units in GOLF VIEW RESIDENCE, DLD records 67 sale-purchase transactions. Transaction activity for the building over the past 4 years has been regular: deals occur every quarter, which indicates good liquidity for typical stock in this segment. For comparison, within Dubai Sports City and Al Hebiah Fourth over the same period, more than 5,000 transactions have been recorded for similar apartment types, pointing to a high overall level of market activity.

There are no rental contracts in DLD explicitly tagged to this specific apartment type in this building. However, across the entire GOLF VIEW RESIDENCE project, 455 rental contracts (all unit types) have been registered, and over 51,000 in Al Hebiah Fourth as a whole, confirming a well-developed rental infrastructure.

3. Purchase price dynamics — building and master development

Over the past 4 years, the average sale price per square metre for 1-bedroom apartments in GOLF VIEW RESIDENCE has fluctuated roughly between 5,200 and 8,800 AED/m². In the last 4 quarters there has been an upward trend in the average price: over the last 12 months the building average reached 8,510 AED/m².

For comparison, within the Dubai Sports City master development, the average price for comparable 1-bedroom apartments over the last 12 months stood at 12,050 AED/m², which is significantly higher than in GOLF VIEW RESIDENCE. This gap may be explained by the level of finishes, locational appeal, or the age of the complex.

4. Rental rate dynamics

For GOLF VIEW RESIDENCE, no rental contracts for 1-bedroom apartments have been identified in recent years, which is typical for some buildings with dominant owners or a specific rental structure. However, in Al Hebiah Fourth the dynamics of average annual rent per m² have been as follows: at the start of 2020, rates were around 470–590 AED/m²/year; by the end of 2023 they had reached approximately 730 AED/m²/year; and in the latest quarters of 2024 they averaged 800–820 AED/m²/year. The 12‑month average for the area is about 800 AED/m²/year.

These figures are based on all apartment categories in the area and reflect an average level for the location. It is not possible to provide a rental rate estimate for the building itself — DLD has not recorded relevant contracts for this specific housing category.

5. ROI and investment fairness

Given the 12‑month average sale price for the building (8,510 AED/m²) and the average rent for the area (800 AED/m²/year), the gross yield (ROI) for the building, using the area’s rental benchmark, would be:

Gross ROI = 800 / 8,510 ≈ 9.4%

Net yield, taking into account transaction costs (DLD fee, brokerage and other expenses totalling around 7%), will be lower, at roughly 8.8%.

With a target yield of 7–8% per annum for an investor, the fair purchase price range (calculated from the area’s average rent) would be:

– At 8% ROI: 800 / 0.08 = 10,000 AED/m²
– At 7% ROI: 800 / 0.07 ≈ 11,430 AED/m²

Thus, the current average market price for the building (8,510 AED/m²) is below this range, which suggests potential attractiveness for buy‑to‑let investment — provided that achievable rents are in line with the typical level for the area.

6. Investment prospects and trends

Al Hebiah Fourth (Dubai Sports City) has shown stable growth in transaction volumes over the past 3–4 years, along with a gradual recovery and increase in rental rates across all apartment types. The gap between the average purchase price in the building and in the wider area creates a “price step”, while rental demand continues to trend upwards.

The lack of validated rental data specifically for GOLF VIEW RESIDENCE does not allow us to guarantee equally strong demand in this particular building — an investor should verify demand separately (for example, via current listings). Statistically, however, units here are more affordable to purchase than the area average.

Conclusion: at current price levels, if rental demand in the building matches the area average, investments may be attractive specifically for income generation above the Dubai Sports City average. The achievable rental rate for the building should be cross‑checked with market operators — DLD only records contracts that enter the digital registry.

7. Final conclusion on liquidity and returns

GOLF VIEW RESIDENCE is a liquid building in the active Dubai Sports City submarket, but there is no rental registration strictly at this address in 2023–2024. The average purchase price in the building is noticeably below the area average, which, all else being equal, makes it interesting for a genuine buy‑to‑let investor, provided that the unit can be rented out at the area benchmark level.