1. Definition of the area and data structure
Actual location: According to DLD, OLYMPIC PARK 2 is located in Al Hebiah Fourth, within the Dubai Sports City master project.
DLD records show 87 transactions for 2-bedroom apartments in this building. Historically, most transactions have been registered directly under the building name OLYMPIC PARK 2.
There are no valid DLD rental contracts with the “2 bed rooms” attribute either for the building itself or at the master-project level. For comparative rental market analysis, the district level (Al Hebiah Fourth) has been used.
2. Asset liquidity and transaction volume
Over the past 4 years, OLYMPIC PARK 2 has shown stable secondary-market liquidity: for 2-bedroom apartments, between 2 and 12 transactions per quarter have been recorded, indicating steady demand for this type of housing.
In Al Hebiah Fourth as a whole, both sales and rental volumes are very high, with no signs of illiquidity or oversupply.
3. Apartment price dynamics
From 2020 to 2025, the price per square metre for 2-bedroom apartments in OLYMPIC PARK 2 has shown consistent growth:
– At the beginning of 2020, the average transaction price was about 4,033–6,014 AED/m².
– In Q2–Q4 2022, the price range was 4,507–5,165 AED/m².
– Growth continued in 2024–2025: in Q1 2024 the average was 5,673 AED/m², rising to 6,893 AED/m² by Q4, and reaching 7,031 AED/m² in Q4 2025.
The average price per m² in the building over the last 12 months is 6,538 AED/m².
For comparison: across 2-bedroom apartments in the Dubai Sports City (Al Hebiah Fourth) master project, the price per m² over the same period is significantly higher at 10,782 AED/m².
Thus, OLYMPIC PARK 2 is trading at a substantial discount to the master-project average — about 39–40% cheaper.
4. Rental dynamics and rental level
There are no valid rental data directly for the building or the master project for 2-bedroom units — such contracts are either absent in DLD or too few for meaningful statistics.
At the wider Al Hebiah Fourth district level, the rental market is very deep (over 51,000 contracts for all apartments over the observation period). The average annual rental rate per m² in the district over the last 12 months is 912 AED/m² (calculated only from contracts with reasonable unit sizes and values).
Rental rate dynamics in Al Hebiah Fourth (for residential apartments overall) in 2021–2025: a slow increase from 475–502 AED/m² in 2021 to 818 AED/m² in Q4 2024 and 911–914 AED/m² in the last quarters of 2025.
5. Yield assessment and investment potential
ROI can only be calculated at district level, as there are no valid rental data for the building or master project for the relevant unit type.
– Average sale price per m² in OLYMPIC PARK 2 over the last year — 6,538 AED/m².
– Average district rental rate per m² — 912 AED/m².
Potential yield (ROI):
– For OLYMPIC PARK 2, using the district rental benchmark, rough ROI_brutto: 912 / 6,538 = 14%.
– For comparison, for the master project the ROI_brutto is significantly lower: 912 / 10,782 ≈ 8.5% (district average).
Adjustment for entry costs (around 7%):
– Expected net ROI (ROI_net) for the building: ~13–13.2% (912 / 7,000–7,100, where the effective entry price is higher than the market price due to transaction costs).
– For the district/master project, ROI_net is around 7.8–8%.
Fair price for an investor to achieve 7–8% ROI:
– “Fair price range” for an investor at district level: 912 / 0.08 = 11,400 AED/m² (for 8%) and 912 / 0.07 = 13,030 AED/m² (for 7%).
– OLYMPIC PARK 2 is trading 37–50% below this “investment corridor”, meaning the high yield is driven by the relatively low current valuation of the building compared with newer or more premium projects.
6. Final conclusions
– OLYMPIC PARK 2 is a liquid, income-generating asset in the “2-bedroom” segment compared with both the wider district and the master project.
– The asset is priced below the market (strong discount to Dubai Sports City), which creates high gross yields for investors — above 13% per annum before transaction costs, and significantly above the market average.
– Over a 3–5 year horizon, it is reasonable to expect prices in the building to move closer to the district average while rental levels remain supportive: simultaneous capital appreciation and above-average yields look likely, assuming the technical condition and market positioning of OLYMPIC PARK 2 remain stable.
– The main risk is potential liquidity constraints or rising capex for ageing stock housing, which may slightly reduce net yields.
All rental and ROI calculations and conclusions are based ONLY on district-level DLD data for Al Hebiah Fourth due to the absence of direct contracts for the building.
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