1. Definition of the area and data structure
Actual location: According to the DLD database, the OLYMPIC PARK 4 building is located within the Al Hebiah Fourth district and is part of the Dubai Sports City master project. The queries were filtered strictly by the building name OLYMPIC PARK 4 for transactions with 1-bedroom apartments.
For rentals, due to the absence of contracts at the building level and even at the Dubai Sports City master-project level, the rental rate analysis was carried out at the Al Hebiah Fourth district level, which is fully supported by the availability of data in both tables.
2. Liquidity of the property and the district
Over the past four years, the building has shown stable activity: in many quarters there were between 1 and 9 transactions with 1-bedroom apartments (with a particularly strong spike in 2023). For Al Hebiah Fourth the sample is much broader — more than 51,000 active rental contracts have been recorded. This indicates high liquidity not only of the building, but of the location as a whole.
3. Price dynamics for 1-bedroom apartments (last 3–5 years)
OLYMPIC PARK 4:
– 2020–2021: average prices per m² increased from 4,345 to 6,058 AED/m².
– 2022: a price range of 4,566–6,816 AED/m² was observed across different quarters.
– 2023: the average value ranged from 4,609 to 5,929 AED/m², with a positive trend recorded.
– 2024: in the latest quarters growth continued — up to 6,324 and 8,132 AED/m² (2024 Q4 at the time of sampling).
Al Hebiah Fourth:
– 2020–2022: the average price per m² in the district ranged from 6,126 to 8,234 AED/m².
– 2023: prices rose sharply from 6,828 to 9,270 AED/m².
– 2024: record levels were reached — 11,474–12,220 AED/m².
Thus, over the past 3–4 years the district has significantly outpaced the OLYMPIC PARK 4 building itself in terms of price growth per m².
4. Purchase and rental prices over the last 12 months
Over the last 12 months:
– The average purchase price per m² for 1-bedroom apartments in OLYMPIC PARK 4 was 8,132 AED/m².
– In Al Hebiah Fourth the average price is significantly higher: 12,409 AED/m².
For rentals:
– The DLD has no rental contracts at the building or master-project level for 1-bedroom apartments. Across the entire district the sample is large, so the data can be considered representative.
– The average annual rental rate per m² in Al Hebiah Fourth over the last 12 months is about 749–818 AED/m² (by quarter in 2024).
5. Comparison of prices: building vs district
The building is noticeably cheaper than the district’s average market level (8,132 vs 12,409 AED/m², i.e. an approximate discount of 34%). This makes the asset more affordable in price compared to newer complexes in the area.
Rental analysis was carried out only at the district level, as there were no contracts for the building itself.
6. Yield (ROI) analysis and investment fair price
Taking into account the averaged data for the district:
– Gross yield when purchasing an apartment similar to OLYMPIC PARK 4 at the district level: 818 / 12,409 ≈ 6.6% per annum.
– If we calculate a similar gross yield for the building (using the building’s price and the district’s rental rate), we get ≈ 818 / 8,132 ≈ 10%, but this figure is clearly overstated, since the district rental rate is typically higher than achievable rates in older buildings.
– Net yield (taking into account one-off transactional, brokerage and operating costs — on average 7–8% on the entry price): around 9.3% per annum for the building (818 / (8,132 * 1.08)).
A fair price range for an investor targeting a 7–8% yield at the district level is 10,225–11,686 AED/m². The current price for the building is significantly below this range, so OLYMPIC PARK 4 may have upside potential if the rental rates for this specific building are confirmed to be close to the district average. Conversely, if the building’s rental rates turn out to be lower, the growth potential will be limited.
7. Outlook
– The volume of transactions and rentals confirms strong demand for the district.
– The building is gradually updating its price highs, but its value remains below the district and the master project.
– District yields are declining due to the outpacing growth of price per m². In the coming years, yields in similar buildings in the district are likely to converge to 6.0–7.0% per annum, with further capital appreciation and only modest rental rate growth.
– For an investor, a purchase in OLYMPIC PARK 4 may be attractive as a budget entry with an expected yield above the district average, but only if actual rental transactions confirm a rate of at least 700–800 AED/m² per year.
Rental data for the building itself is not available, so the yield level has been estimated approximately based on Al Hebiah Fourth. The future dynamics will depend on sustained tenant demand and the overall trend in Dubai Sports City.
Related Articles
- How to buy an apartment in Dubai in Vincitore Boulevard – analysis 2026
- Ajman vs Dubai: Cost of Living and Housing for Residents and Property Investors in 2026
- ROI analysis of apartment in Blue Wave: DLD data and real deals
- How to sell a home in Dubai in Parkside 1 – analysis 2026
- ROI analysis of apartment in SLS DUBAI: DLD data and real deals
