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1. Definition of the area and data structure
Actual location: according to DLD, Park Heights I is located in the Hadaeq Sheikh Mohammed Bin Rashid area, within the Dubai Hills Estate master project. Under the “0BR” (studio) filter, the analysis uses all completed sales and lease contracts with an area above 10 m² and a valid annual rental rate.
Data volume: a total of 344 transactions have been recorded for Park Heights I over its entire history, which allows us to draw conclusions about liquidity and demand dynamics. No studio lease contracts directly in this building were found in the DLD database, so for rental analysis we use the level of the master project (Dubai Hills Estate) and the area (Hadaeq Sheikh Mohammed Bin Rashid).
2. Purchase price dynamics and levels
Analysis of the average price per square metre in Park Heights I shows a steady increase over the past 3–4 years:
– In 2021 the average price ranged around 10,500–13,000 AED/m².
– In 2022 — 13,000–14,500 AED/m².
– In 2023 — already 14,000–17,500 AED/m².
– In 2024 — 18,400–19,700 AED/m² by quarter.
Over the last 12 months, the average actual sale price of studios in Park Heights I amounted to 19,918 AED/m².
For comparison, in Hadaeq Sheikh Mohammed Bin Rashid the average transaction price per m² over the same period was 23,760 AED/m². This means that transactions in Park Heights I were concluded at roughly 16% below the area’s average level — a substantial saving for an investor focused on entry price.
3. Rental dynamics and income level
No recent direct rental contracts for studios in Park Heights I itself for 2023–2024 were found in the DLD database. The analysis was therefore expanded to the Dubai Hills Estate master project and the Hadaeq Sheikh Mohammed Bin Rashid area:
– Over the last 12 months, the average annual rental rate for studios across Dubai Hills Estate was 1,793 AED/m².
– In Hadaeq Sheikh Mohammed Bin Rashid — 1,564 AED/m².
The master project shows dynamic rental growth: while in 2021 the average was in the 900–1,100 AED/m² range, in the last quarters of 2024 it had already reached 1,300–1,700 AED/m² and has exceeded 1,700 AED/m² in the current year.
Over the last 12 months, the DLD database confirms a higher average rental rate at the master-project level compared with the wider area, reflecting strong demand for studios and a solid tenant inflow.
4. Building vs area comparison and yield calculation
– Average studio sale price over the last 12 months:
• Park Heights I: about 19,918 AED/m².
• Area: 23,760 AED/m².
– Average rental rate over the last 12 months (master-project level):
• 1,793 AED/m² (Dubai Hills Estate).
• 1,564 AED/m² (area).
Brutto ROI (yield before transaction costs) over the last year is estimated approximately as:
– For Park Heights I (using master-project rental levels): 1,793 / 19,918 ≈ 9.0% per annum.
– For the area: 1,564 / 23,760 ≈ 6.6% per annum.
The factor of unaccounted costs (DLD fee, agency commission, vacancy, etc.) typically increases the effective entry price by 7–8%. After this adjustment, net ROI for Park Heights I is around 8.3–8.4% per annum, which remains above both the market average and the area level.
Fair investment price range per m² to achieve a 7–8% annual yield:
– For Dubai Hills Estate: 1,793 AED/m² / 0.08 = 22,400 AED/m² (for 8%), 1,793 / 0.07 = 25,614 AED/m² (for 7%). The current Park Heights I price (19,918 AED/m²) is significantly below this range, providing a yield buffer.
– For the area, the fair price range is 19,550–22,340 AED/m² versus the current area level of 23,760 AED/m²; actual transactions in Park Heights I are substantially cheaper.
5. Liquidity, conclusions and outlook
– Sales liquidity in Park Heights I is high, with several dozen transactions per year and stable demand.
– Rental demand is strong; the entire Dubai Hills Estate area demonstrates rapid rental growth.
– Park Heights I is currently trading noticeably below the area average and offers higher potential yields for investors, while maintaining liquidity comparable to other Dubai Hills Estate developments.
– Verified DLD data show confident growth in both prices and rents at the building and area levels — the fundamental investment metrics are healthy.
– For investors targeting a 7–8% annual yield, purchasing studios in Park Heights I now provides a comfortable yield buffer even after all entry costs. There is no need for additional discounting — on the contrary, the current price level allows entry on attractive investment terms.
Summary: for studios, Park Heights I is a profitable, liquid option within Dubai Hills Estate and the wider Hadaeq Sheikh Mohammed Bin Rashid area, with an entry level below the market and strong potential for stable passive income.
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