ROI analysis of apartment in OLYMPIC PARK 4: DLD data and real deals

1. Definition of the area and data structure

Actual location: According to the DLD database, OLYMPIC PARK 4 is located in Al Hebiah Fourth (Dubai Sports City) and is recorded in sale transactions under the filter building_name_en = ‘OLYMPIC PARK 4’. All further comparisons were made specifically with this area. Market dynamics and median sale/rental prices are calculated for two-bedroom apartments (2BR) — both for the building and for the area.

There have been more than 100 sale transactions for 2BR units in this building over the entire period, which allows for building-level conclusions. For rentals in OLYMPIC PARK 4 (or its entire master project), there are no DLD contracts with a readable breakdown — rental rate estimates are provided only at the level of Al Hebiah Fourth. This is an important limitation: comparisons of yield and rental levels relate to the area as a whole, not to the specific building.

2. Volume and dynamics of sales

Over the past few years, sales activity for 2BR apartments in OLYMPIC PARK 4 has been stable. Over the last 12 months, the average transaction price was about AED 7,160 per square metre (according to DLD, the average of all valid transactions for the period). This is significantly lower than the average for Al Hebiah Fourth, which over the same period was around AED 9,460 per m² for comparable units.

Historical dynamics from 2020 up to the last completed quarter:
– In 2020–2021, average prices in the building were volatile, fluctuating in the range of AED 4,400–7,000 per m².
– In 2022–2023, there was an upward trend: values ranged from AED 4,000 to 9,000 per m², with a subsequent normalization to around AED 6,500–7,100 per m² in 2023–2024.
– Within the area, prices over the last year have been growing faster than in the building, reaching median levels of up to AED 9,800 per m² in the extreme quarters.

Overall, the building trades at a discount of about 20–25% to the average market levels in the area for 2BR apartments.

3. Rental and yield

According to the DLD database, there are no registered 2BR rental contracts for OLYMPIC PARK 4 (similarly, none for the entire Dubai Sports City master project). At the area level (Al Hebiah Fourth), the volume of valid residential contracts is large: more than 51,000 over the entire period, with stable rental dynamics.

Dynamics of average annual residential rents in the area across all unit types in recent years:
– In 2020 — AED 470–590/m²/year.
– In 2022 — AED 520–580/m²/year.
– In 2023 — a sharp increase, with the rate reaching about AED 730/m²/year by Q4.
– In 2024 the growth continues: the average rate over the last 12 months is about AED 900/m²/year.

For the current analysis, we use the average area rental rate over the last 12 months — about AED 900/m²/year (across all apartment formats).

4. ROI and “fair price” for an investor

Yield (ROI) can only be calculated at the area level, since there are no DLD rental contracts for the building or the master project:
– Gross ROI for the area (based on 12‑month averages): 900 / 9,460 ≈ 9.5% per annum.
– For OLYMPIC PARK 4, the calculation is not possible — there is no data on actual rental rates.

After deducting full-cycle upfront costs (about 7% of the purchase price), the average net annual yield for the area is ≈ 8.9%. This is an excellent figure for Dubai’s mass residential segment.

The “fair” price range for an investor (if the target yield is 7–8% per annum): 900 / 0.08 = AED 11,250/m² (for 8%), 900 / 0.07 = AED 12,850/m² (for 7%). Both values are above current market prices — both for the area and especially for OLYMPIC PARK 4. This means that the current purchase price already offers potentially high yield if the apartment is rented out at average area rates (provided such rent is practically achievable for the specific unit).

5. Liquidity and market outlook

The Al Hebiah Fourth and Dubai Sports City market is one of the most liquid mass residential clusters in the city in terms of the number of transactions and contracts. The frequency of sale transactions and overall rental turnover is high, confirming strong interest from both investors and end users. Over the past two years, prices have shown moderate growth across all segments; however, OLYMPIC PARK 4 has consistently traded at a discount to the wider area.

For an investor, the current area-level yields are among the best in Dubai, but when assessing a specific apartment it is important to factor in liquidity in this particular building and the quality of its tenant demand.

Important: all of the above numerical values for rent and ROI reflect only the situation at the area level (Al Hebiah Fourth), not specifically for OLYMPIC PARK 4, since there are no valid DLD rental contracts for the building over the last 12 months.