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1. Definition of the area and data structure
The actual location of OASIS TOWER ONE is confirmed in the DLD database as the Al Hebiah Fourth district, master project Dubai Sports City. All price and rental estimates below are based strictly on these administrative boundaries, as guaranteed by DLD data.
For OASIS TOWER ONE, 167 sale transactions and 317 rental contracts have been recorded for studio apartments (0BR). This ensures high statistical quality both for the building itself and for the district/city benchmark.
2. Price dynamics and levels – sales
At the studio level in OASIS TOWER ONE, steady transaction activity has been observed since 2020. The quarterly dynamics of the average sale price per m² were as follows:
– In 2020 there was a wide spread: from local peaks (above AED 11,000/m²) to dips below AED 6,000/m².
– In 2021–2022 the market stabilized in the AED 5,000–7,000/m² range.
– Since 2023 a moderate growth trend has been recorded, with the last 12 months showing an average price of AED 9,630/m² for the building (based on recent DLD transactions).
– For comparison, over the same period the average studio price in Al Hebiah Fourth was AED 15,570/m² — 61% higher than the average transaction level in OASIS TOWER ONE over the last 12 months.
The district dynamics reflect faster price appreciation, especially from 2023 onwards, which positions purchases in OASIS TOWER ONE as relatively budget-friendly compared to the average district level.
3. Rental dynamics and levels
The rental analysis is based on active contracts over the last 12 months:
– In OASIS TOWER ONE the average annual studio rent amounted to AED 875/m².
– Across Al Hebiah Fourth studios averaged AED 992/m².
Thus, the rental level in this building is 12% below the district market average.
The building’s quarterly rental dynamics show stable growth: from AED 594/m² (early 2023) to AED 870–950/m² in the most recent quarters. The district also demonstrates a steady trend of gradual rental price increases.
4. Comparative yield (ROI) and fair price range
The ROI formula for an investor (gross yield) was calculated using matching data windows (last 12 months of sales and rentals):
– For OASIS TOWER ONE the gross yield (excluding expenses): 875 / 9,630 ≈ 9.1% per annum.
– For the district: 992 / 15,570 ≈ 6.4% per annum.
After adjusting for transaction costs (7%), the net yield for the building is around 8.5% per annum, and for the district around 6%. Therefore, investments specifically in studios in OASIS TOWER ONE currently offer a noticeably more balanced risk profile and better current income than purchases in the district on average.
Fair acquisition range for a target yield of 7–8%:
– For the building: AED 10,900–12,500/m²,
– For the district: AED 12,400–14,200/m².
The current market value for the building (AED 9,630/m²) is 12–20% below even a conservative “investment fair” level for a 7–8% annual yield horizon.
5. Liquidity and outlook
OASIS TOWER ONE has high market liquidity: an active sales history (167 studio transactions over 4 years) and more than 300 rental contracts confirm solid demand. Al Hebiah Fourth, particularly its Dubai Sports City section, is going through a period of rapid development: district price levels have increased 1.5–2 times over 2 years, while rental demand remains consistently high.
Given the divergent price trends in the building and the district, investments in this project represent an attractive combination of high gross yield and a price discount relative to the broader market.
Conclusion: over a 3–5 year horizon, studios in OASIS TOWER ONE remain among the most attractive in Al Hebiah Fourth in terms of price-to-yield ratio. A gradual increase in apartment values is likely as prices converge towards district levels, but it is important to factor in the relatively budget-friendly rental rates within the project itself (below market). For a passive investor, this is one of the best options in its price segment.
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