1. Definition of the area and data structure
Actual location: According to DLD, the HAMZA TOWER building belongs to the Al Hebiah Fourth area and the Dubai Sports City master project. For the studio analysis, filters by building and room type (studio) were applied. Sales and rental data were collected directly for this building and, for comparison, for the wider area as a whole.
2. Volume and structure of transactions, liquidity
In the DLD database, HAMZA TOWER shows consistently high activity both in studio sales (more than 40 transactions since 2020) and in rentals (over 200 studio contracts in the last 3–4 years). Over the past 12 months, HAMZA TOWER recorded 13 sale and purchase transactions and around 40 new rental contracts. This indicates high asset liquidity and stable demand.
3. Dynamics of average sale price per m²
Price dynamics for studios in HAMZA TOWER (AED/m²):
– In 2020–2022, the market price for studios remained in the range of 5,400–6,800 AED/m².
– Since 2023, there has been a confident upward trend, with the building’s average level rising to 6,100–8,400 AED/m².
– Over the last full 12 months, the average sale price of a studio in HAMZA TOWER amounted to 9,108 AED/m².
For comparison, in Al Hebiah Fourth the current average sale price for studios is noticeably higher: over the last 12 months the area average is 15,791 AED/m². This points to a substantial discount for HAMZA TOWER relative to its surroundings (the building is selling at roughly 30–40% below the area’s average market level).
4. Dynamics of studio rental rates
Based on rental contracts in HAMZA TOWER:
– Average annual studio rent in 2020–2022: 460–610 AED/m²/year.
– From mid‑2023, a rapid increase has been observed: the average rent in 2024 exceeds 800 AED/m², and over the last 12 months stands at 893 AED/m².
– In Al Hebiah Fourth, the average is higher: 997 AED/m²/year (over the last 12 months for studios).
The dynamics and volumes of both sales and rental transactions indicate strong demand and consistently high occupancy.
5. Comparison of purchase and rental levels, yield calculation
– Average studio sale price in HAMZA TOWER over the last 12 months — 9,108 AED/m².
– Average rental rate for the same period — 893 AED/m².
– For the area (studios): sale — 15,791 AED/m², rent — 997 AED/m².
Gross annual yield (ROI_brutto):
– For HAMZA TOWER (studios): 893 / 9,108 ≈ 9.8%
– For the area (studios): 997 / 15,791 ≈ 6.3%
Adjusting for transactional and initial costs (around 7% of the purchase price), the net yield is ≈9.8% / 1.07 ≈ 9.2% (for HAMZA TOWER studios).
Estimated range of “investment fair value” for studios (at a target gross yield of 7–8%):
– HAMZA TOWER: 893 / 0.08 ≈ 11,163 AED/m²; 893 / 0.07 ≈ 12,757 AED/m².
That is, the current market price (9,108) is LOWER than the bottom of the target yield range of 7–8%.
– Area: 997 / 0.08 = 12,463 AED/m²; 997 / 0.07 = 14,243 AED/m².
The current area average significantly exceeds this level, and yields in the area are already substantially lower (6.3%).
6. Conclusions for the investor
HAMZA TOWER is one of the few buildings in the area that combines high liquidity, a relatively low entry threshold, and a significantly higher yield compared to the area average. In the studio segment in particular, HAMZA TOWER stands out as an attractive location: the asset is selling noticeably cheaper than comparable properties, while rental rates are rapidly catching up with the wider market.
For a conservative investor, the current acquisition level for a studio in HAMZA TOWER provides an attractive yield of around 9% per annum (net). Actual sale transactions are taking place below the fair investment range corresponding to a 7–8% yield. If current demand and rental trends persist, further price growth and a moderate narrowing of the discount to the area average look likely over a 1–3 year horizon.
Recommendation: if the acquisition strategy is income‑oriented, HAMZA TOWER in the studio apartment segment offers a unique combination of price, liquidity, and yield within the Dubai Sports City market.
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